HomeMy WebLinkAboutOctober 2018 EC packet
City of Falcon Heights
Environment Commission
City Hall
2077 W. Larpenteur Avenue
Monday, October 8, 2018
6:30 p.m.
A G E N D A
A. CALL TO ORDER: 6:30 p.m.
B. ROLL CALL: Chair Wassenberg ____ Patricia Holmes ____
Nick Olson ____ Farook Meah ____
Martin McCleery ____ Patrick Mathwig ____
Council Liaison Lindstrom ____ Staff Liaison Markon ____
C. APPROVAL OF MINUTES
D. AGENDA
1. CONTINUE COMPREHENSIVE PLAN REVIEW
E. NEWS AND ANNOUNCEMENTS
F. ADJOURN
Next Meeting: October 23, 2018 (Joint meeting with Planning Commission)
If you have a disability and need accommodation in order to attend this meeting, please
notify City Hall 48 hours in advance between the hours of 8:00 a.m. and 4:30 p.m. at 651-
792-7600. We will be happy to help.
FH Comp Plan 2040 Draft – June 13, 2018 Page 1 of 87
City of Falcon Heights
Comprehensive Plan
Public Draft
June 13, 2018
MAP DISCAIMER:
The maps in this document are neither legally recorded map nor surveys and are not intended to be used as
such. These maps are compilations of records, information and data located in various city, county, regional,
state and federal offices and other sources regarding the area shown, and is to be used for reference
purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to
prepare these maps are error free, and the City does not represent that the GIS Data can be used for
navigational, tracking or any other purpose requiring exacting measurement of distance or direction or
precision in the depiction of geographic features. If errors or discrepancies are found please contact (651)
792-7613. The preceding disclaimer is provided pursuant to Minnesota Statutes §466.03, Subd. 21 (2000), and
the user of this document acknowledges that the City shall not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the user's access or use of data
provided.
FH Comp Plan 2040 Draft – June 13, 2018 Page 2 of 87
Table of Contents
I. Background
1. Purpose and Scope
2. Vision and Objectives
3. The City of Falcon Heights
4. Demographics, Assumptions and Projections
5. Community Input and Plan Process
II. Housing
1. Introduction
2. Existing Affordable Housing
3. Future Affordable Housing
III. Land Use
1. General Land Use in Falcon Heights
2. The Larpenteur and Snelling Corridors
3. Neighborhoods
4. Commercial/Business Areas
5. Agricultural and Institutional Lands
IV. Community Systems and Services
1. Parks and Open Spaces
2. Other Community Facilities and Services
V. Protecting Special Resources
1. Natural Resources
2. Historic and Cultural Resources
VI. Economic Development
VII. Implementation
1. Land Use
2. Zoning and Subdivision Ordinances
3. Housing
4. Storm Water Management Plan
5. Capital Improvements Program
Appendices
A. Capital Improvement Program
B. Transportation
C. Sanitary Sewer
D. Surface Water Management Plan
E. Water Supply
FH Comp Plan 2040 Draft – June 13, 2018 Page 3 of 87
I. Background
1. Purpose and Scope
The purpose of a comprehensive plan is to guide the City in all of its decisions relating to
land use, transportation, community facilities, public improvements/investments and
intergovernmental relations. It is a body of general public policy that defines and
promulgates the community’s vision for the future, a dynamic and multidimensional
guidebook that articulates the concepts, principal relationships, patterns and general
expectations which support that vision.
A clear, broadly supported comprehensive plan is a valuable tool and resource to guide
all stakeholders in the City’s future. The comprehensive plan is an especially critical tool
for the city’s Planning Commission, which is charged by statute with evaluating all
public and private land use, transportation systems, community facilities and investment
proposals for their consistency with the plan’s goals, objectives and policies. For the City
Council, the plan is a foundation for decision-making and further visioning. The city's
staff is guided in day-to-day city business by the zoning code, which is a tool to
implement the City's plan, one of many such tools. To residents and property owners, the
plan describes the community’s expectations for land use and all public systems and
indicates directions for future change.
The comprehensive plan is a decision-making framework that can be interpreted rather
broadly. However, if too loosely interpreted, it loses its value. The challenge to a
dynamic community is to make sure public policy is consistently and universally applied
and that response to changing circumstances and regional systems is undertaken with
careful consideration. If a proposal does not adhere to the city’s goals and policies as
embodied in the comprehensive plan, the City may either deny the proposal or consider
amending its plan. Amendment to the comprehensive plan is not undertaken lightly and
must be demonstrated not to be detrimental to the City, its neighborhoods or the
environment or to require substantial increase in the need for publicly financed
improvements. The burden of that proof falls to the party proposing change.
The important thing to remember is that no decision can be made independently of all
others. The elements of this Comprehensive Plan are intertwined and interdependent.
Although the published plan is organized into sections with separate sets of policies and
goals, it must be kept in mind that each element remains related to all others. In
implementation, the vision, values and objectives of the whole will always be applied.
Because Falcon Heights is part of the seven-county Metropolitan Area, it is required to
update its Comprehensive Plan every ten years in accordance with the Mandatory Land
Planning Act of 1976. This is the fourth generation plan to be completed by the City
since enactment. The Falcon Heights Comprehensive Plan was completed in 1991; a
minor update was submitted in 1999. The last major update was formally adopted in June
2009 as the 2030 Comprehensive Plan. This 2040 Comprehensive Plan will now serve as
the City’s planning document until year 2028.
FH Comp Plan 2040 Draft – June 13, 2018 Page 4 of 87
2. Vision, Values and Objectives
“People who live here are proud of Falcon Heights and take care of it.”
Falcon Heights resident, 2007
The City of Falcon Heights’ chief goal is to create and maintain a high quality of life in a
community that is an aging, inner ring, fully developed suburb adjacent to St. Paul and
within two miles of Minneapolis. By funding good public services and investing
prudently in rebuilding and maintaining infrastructure in a (environmentally?) sustainable
and resilient way, the City seeks not only to keep those qualities valued by today’s
residents but to be attractive for future reinvestment, redevelopment and renewal, that
puts a premium on sustainability and resiliency, by residents, businesses and public
institutions. This comprehensive plan is about shaping that future: a well-balanced
community for all age groups to grow and prosper and to lead healthy, fulfilling lives.
Maintaining our traditional neighborhoods in this central Metro location, with
opportunities for all our generations to stay in the City.
Falcon Heights residents delight in their convenient location close to both central St. Paul
and Minneapolis and their proximity to so much of what the Metro area has to offer.
Residents prize their attractive, well-maintained neighborhoods, each of which has a
distinct identity and some of which are on the threshold of becoming historically
significant. Reinvestment in these neighborhoods should improve the durability, energy
efficiency and resiliency of the homes while being sure to be must be sensitive to the
style and character of these older homes and respectful of the green space and urban
forest surrounding them and the open land adjacent to them. Finally, residents have also
expressed a hope that they can remain in Falcon Heights as they age and that the City can
continue to be home to the young people who grow up here as they form households of
their own.
Building connections and community identity in Falcon Heights.
“Where is Falcon Heights?” Many residents said their acquaintances from other cities
do not know where Falcon Heights is located, even when they drive through it every day.
In fact, even some residents themselves did not have a very clear idea of the city
boundaries. The two major traffic arteries that quarter the City, Larpenteur and Snelling
Avenues, serve a vital local role in giving residents easy access to nearby St. Paul,
Minneapolis and Roseville for work and shopping. Built to encourage vehicle rather than
pedestrian traffic, Larpenteur and Snelling also function as significant barriers between
neighborhoods, fragmenting city identity. Yet these major thoroughfares offer enormous
potential to become the keys to a stronger civic identity, a sense of arrival and welcome,
connection and community. In-depth study of these corridors is needed in order to
formulate corridor framework plans to guide public and private development aimed at
realizing this potential..
Commented [NO1]: One of the major themes missing from this document is diversity and inclusivity. I think this is a value that the city should focus on in light of tragic death of Philando Castillo to demonstrate how a City can respond
by planning goals and potential polices.
One aspect that the Environmental Commission should help
the City focus on is Environmental Justice, that is: do we
have equanimity in access to resources for house
improvements, energy savings potential, and access to parks
and amenities within the City.
Goals/Policies could be sprinkled throughout the documents
such as: advertising potential low income loans for energy
savings, addressing pedestrian (ADA, more sidewalks) and
bicycle connectivity, restoration of dilapidated properties,
and affordable housing,…
Formatted: Highlight
Commented [JW2]: Improving street crossing visibility
would help to bring the different areas of the city together. Motorists often do not respect cross walks
on Larpenteur. Flags or more visible crossing signs
would be useful.
Commented [Pm3]: Include a sentence on the
improved resilience of a community with
connectedness and the opportunities for environmental
resilience to be built into any redevelopment.
FH Comp Plan 2040 Draft – June 13, 2018 Page 5 of 87
Becoming a healthier, more active and livable community.
The open agricultural research fields in Falcon Heights contribute to the community’s
rural feel that residents have cited as one of its most prized qualities. This asset offers
high motivation and potential for active living and for implementing a number of healthy
community “best practices”. On the other hand, the two busy highways constitute major
obstacles to pedestrian and bicycle travel and offer a considerable challenge to the city in
implementing some changes that could make the community a healthier place to live.
These highly travelled roadways contribute to poor air quality at peak commuting times,
and the City has opportunities for incentivizing clean transportation alternatives like
zero-emission vehicles and public transportation. Another challenge is lack of essential
neighborhood retail businesses residents would walk to if they could. It has been years
since Falcon Heights has had a grocery store or deli within its boundaries. Small
businesses that provide necessities close to home – this is the only kind of business
expansion residents said they would like to see in the community.
Becoming a sustainable, energy efficient and, resilient and environmentally just
community
“Sustainable development is development that meets the needs of the present without
compromising the ability of future generations to meet their own needs.”
– The United Nations World Commission on Environment and Development.
The climate crisis and rising cost of energy present all cities with an extraordinary
challenge. Local action is a critical part of global solutions to these problems.
Individuals, businesses, public institutions and local governments all have an important
role to play in making wise choices that ensure the health and viability of our
communities for future generations. By establishing policies that balance social,
economic and ecological needs, encourage wise stewardship of natural resources and
incorporate environmental responsibility into future development, Falcon Heights can
become a sustainable and resilient community that remainsremain a community where
people want to live and work for generations to come.
What is meant by sustainability and resilient communities? It is not always clear.
Sustainability is based on a simple principle: Everything that we need for our survival
and well-being depends, either directly or indirectly, on our natural environment. To
pursue sustainability is to create and maintain the conditions under which humans and
nature can exist in productive harmony to support present and future generations.
Resilient communities have the strength to withstand, respond to, and adapt more readily
to acute shocks (such as flooding from extreme precipitation) and chronic stresses (such
as ongoing effects of the changing climate on the local tourist economy). The urban heat
island effect may worsen chronic stresses. These stresses often affect marginalized and
low-income individuals the hardest. The City will keep environmental justice apart of its
goal making and policy development processes. Environmental justice is the fair
treatment and meaningful involvement of all people regardless of race, color, national
Commented [Pm4]: Make symbols for sustainability (green triangle?), resilience and EJ to be in the margin of sections where they are mentioned.
Commented [Pm5]: Include the intention to highlight
throughout the plan. And Include the City’s energy and
sustainability goals. (Carbon Neutral by 2050?)
Formatted: Font: Not Bold
Commented [Pm6]: From US EPA website
Commented [Pm7]: From GreenStep Website. Linked web page: https://greenstep.pca.state.mn.us/viewFile.cfm?id=3500
FH Comp Plan 2040 Draft – June 13, 2018 Page 6 of 87
origin, or income, with respect to the development, implementation, and enforcement of
environmental laws, regulations, and policies.
The City has this goal for all communities and persons across this community. It will be
achieved when everyone enjoys:
the same degree of protection from environmental and health hazards, and
equal access to the decision-making process to have a healthy environment in
which to live, learn, and work.
Falcon Heights faces a number of resiliency challenges, those challenges and
opportunities can be found in the linked resiliency analysis.
The City will strive to make the community more resilient, save energy and reduce its
carbon emissions. becoming more sustainable. The City has a goal to reduce carbon
emissions by ______80% by 2050. The City’s goal and its commitment will be
referenced to through out the 2040 Comprehensive Plan.
Maintaining the property tax base.
Falcon Heights’ geographic boundaries include the east portion of the University of
Minnesota’s Twin Cities campus and the Minnesota State Fair. This unique land use
composition creates an interesting community that is appreciated by residents and visitors
alike. However, it results in 66% of the city’s land area being both tax-exempt and
statutorily out of the City’s land use control. In addition, one quadrant of Falcon Heights
central commercial core, the Snelling/Larpenteur business district, was acquired in 2000
by TIES (formerly Technology Information Education Services), a non-profit
corporation, taking another 6.3 acres out of the City’s tax base, although city land use
controls still apply.
Unlike many university cities, Falcon Heights tax base does not reflect the commercial or
private research facilities that many university communities enjoy. Given the city’s
location by the university and within a few minutes of both downtowns, the city is
increasingly attractive to tax exempt property owners. Since maintaining the tax base is
critical to being able to pay for services that continue to make Falcon Heights an
attractive community, the city must evaluate all land use proposals for their relationship
to the tax base as well as their planning value to the community.
Celebrating and developing the relationship with the University of Minnesota and
the Minnesota State Fair.
The city works very hard to develop and maintain good communication with its two
major landholders and institutions, the University of Minnesota and the Minnesota State
Fair. The City is a participant in the University of Minnesota Master Plan Steering
Committee, which is currently developing a plan for both Twin Cities campuses. The
City is also represented on the Campus Coordinating Committee, which includes
members of the University administration and representatives from Falcon Heights,
Formatted: Space Before: 6 pt, After: 0 pt, Don't
adjust space between Latin and Asian text, Don't adjust
space between Asian text and numbers
Formatted: List Paragraph, Bulleted + Level: 1 +
Aligned at: 0.25" + Indent at: 0.5"
Commented [Pm8]: Include goal language and any goals
specific to efficiency and resiliency. Goal(s) should be
referenced to throughout.
FH Comp Plan 2040 Draft – June 13, 2018 Page 7 of 87
Lauderdale and St. Anthony Park. The new Bell Museum of Natural History and the
Gibbs Museum are opportunities to promote the growing civic, cultural and recreational
precinct in the Larpenteur/Cleveland area, within walking distance of City Hall and two
of the City’s parks and to re-imagine the campus entry and the Larpenteur streetscape
between Fairview and Cleveland.
FH Comp Plan 2040 Draft – June 13, 2018 Page 8 of 87
3. The City of Falcon Heights
Figure 1: Metropolitan Council 2040 Planning Areas.
FH Comp Plan 2040 Draft – June 13, 2018 Page 9 of 87
Unique Attributes
“I feel as though I’m living in a small town”
Falcon Heights resident
Falcon Heights is a very small but truly unique community. With virtually no privately
owned vacant land for development, it is an urban community very much like its
neighbors, St. Paul and Roseville, and yet it has a distinctive rural appearance due to the
wide expanses of University of Minnesota research fields which border Larpenteur
Avenue. Falcon Heights has a small town? identity, unlike any other first tier suburb of
the Twin Cities.
Falcon Heights is an inner suburb with a small town character: It has a well-defined
retail core, two major traffic arteries crossing and dividing it, and a dominating
agricultural presence – albeit in the core of the city instead of the surrounding land. On
one hand, it is residentially fragmented by the separation created by University of
Minnesota lands, Snelling Avenue and elementary school boundaries. On the other, it is a
community that is connected by some of these same factors. It is a stable community
where the housing is of good quality, the location is convenient, and changes have been
slow and relatively small in scale over the last ten years. For changes that do happen,
Falcon Heights is dedicated to including sustainability and resilience in the changes. This
is because Falcon Heights is determined to improve the community and be a good
steward to future generations.
Falcon Heights is the host city for one of the State's largest and most important outdoor
events, the Minnesota State Fair (288 acres), which attracts nearly two million people per
year to the city and inundates city streets and parking lots with a flood of automobiles for
twelve days each summer. The State Fairgrounds are used for a number of other of
activities throughout the year while none of those events are as intense as the twelve days
of the State Fair itself. Falcon Heights is also home to the Les Bolstad University Golf
Course, which frames the western entrance to the city
History
The City of Falcon Heights was originally part of Rose Township, established in 1850 in
Ramsey County and named after early settler Isaac Rose. Rose Township also included
the Cities of Lauderdale, Roseville and parts of Minneapolis, St. Paul and St. Anthony.
Heman Gibbs settled just west of Cleveland Avenue in 1849 on lands situated north and
south of Larpenteur Avenue. There he built a sod house that was replaced in 1854 by the
present Gibbs Farm. It is listed on the National Register of Historic Places and is
currently owned by the Ramsey County Historical Society.
Heman Gibbs also built the first schoolhouse in Rose Township. It operated until 1959
and occupied the southwest corner of Larpenteur and Cleveland Avenues. Owned by the
University of Minnesota, the old school was extensively remodeled in 1930 by the WPA.
The schoolhouse became the home of the Bell Museum of Natural History in 2018. The
FH Comp Plan 2040 Draft – June 13, 2018 Page 10 of 87
schoolhouse building was demolished and a stone commemorative marker indicates its
previous location.
Figure 2: Future Falcon Heights in Rose Township. 1940 Aerial Photo, Ramsey County GIS User Group
The Minnesota State Fair has occupied the land west of Snelling and north of Como
Avenue since 1885 and draws nearly two million people to Falcon Heights each year.
The University of Minnesota School of Agriculture, established in 1888 southwest of
Cleveland and Larpenteur, has conducted continuous agricultural experimentation and
research for more than 100 years at this location.
Once dominated by farms and nurseries, Falcon Heights got its name in the 1930s from a
subdivision that was platted by John Cable and named by and for his real estate agent, a
man named Faulkner. Falcon Heights was incorporated as a village in 1949 and as a city
in 1973 by mandate of the State Legislature. The community grew rapidly after 1940,
reaching a population of nearly 6,000 in 1960.
In the 1920s the Snelling and Larpenteur intersection was the site of Curtiss Field, one of
the Twin Cities’ earliest air fields. The only remaining trace of Curtiss Field, where
Northwest Airlines is said to have “gotten off the ground,” is in the name of the nearby
neighborhood park. Commercial development began at Snelling and Larpenteur and on
Hamline between Hoyt and Iowa Avenues in the 1940s. The distinctive Harvest States
Co-op building at the southwest corner of Snelling and Larpenteur, now occupied by
TIES, was built in 1949.
FH Comp Plan 2040 Draft – June 13, 2018 Page 11 of 87
In 2003 the aging shopping center at the southeast corner of Snelling and Larpenteur was
razed to make way for the City’s largest development project in many years. The new
complex, Falcon Heights Town Square, provides a mix of commercial and residential
space, including owner-occupied townhomes, senior apartments and affordable
apartments for families.
Worthy of note is the University Grove subdivision, developed by the University of
Minnesota beginning in 1929. Each resident owns the structure but leases the lot from the
University. All dwellings, structures additions must be individually architect-designed.
The University reviews all plans and imposes an additional layer of restrictions which
apply only to University Grove.
The 45th parallel runs just north of Falcon Heights in Roseville. A marker at the northeast
corner of Cleveland and Roselawn Avenues denotes its location.
Sources: Falcon Heights New Resident Handbook, author unknown.
City of Falcon Heights Comprehensive Plan, October 1991, author unknown
Table 1: Population Growth, 1860 to Present
Census Year Population
Rose Township * 1860 499
1940 4777
Village of Falcon Heights 1950 3884
1960 5927
1970 5770
City of Falcon Heights 1980 5291
1990 5380
2000 5572
2010 5321
(Estimated) 2016 5534
(Forecast) 2020 5300
(Forecast) 2030 5300
(Forecast) 2040 5300
* Rose Township included portions of Ramsey County outside the present boundaries of Falcon Heights.
Table 2: Population, Households, Employment Historical Summary: 1970 – 2010
Year Population Employment Households Group
Housing
Household
Size
1970 5530 3160 1766 N/A 2.98
1980 5291 3120 1894 478 2.54
1990 5380 3180 2016 441 2.45
2000 5572 4190 2103 505 2.41
2010 5321 5298 2131 462 2.28
Falcon Heights Comprehensive Plan 2000 with 2010 U.S. Census data
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FH Comp Plan 2040 Draft – June 13, 2018 Page 12 of 87
Major Changes Since Falcon Heights’ Last Comprehensive Plan
Since the last major update (2009) of the Falcon Heights Comprehensive Plan, the City
has experienced the following land use and employment changes:
In 2012, the Cox Insurance Associates building was reconstructed at 1639 Larpenteur
Ave West. The building also includes Hermes Floral and law office.
In 2015, The Good Acre food hub opened on Larpenteur Avenue next the University
of Minnesota campus which is home to the College of Food, Agricultural and Natural
Resource Sciences. The Good Acre facility includes aggregations and distribution of
locally grown produce for individuals, retail, wholesale and institutional markets.
They also provide education, training and research opportunities. Good Acre’s
opening is supportive of the region’s development of local, sustainable food systems.
In 2015, The Les Bolstad Golf Course was reconstructed including renovation the
clubhouse and increasing the yardage of the fairways.
The construction of the University of Minnesota’s Bell Museum opening in the
summer of 2018 at the corner of Larpenteur and Cleveland featuring a digital
planetarium, high-tech exhibits, wildlife dioramas outdoor learning experiences and
more.
In 2018, the Hendrickson, a 68-unit senior housing building located east of The Good
Acre began construction.
FH Comp Plan 2040 Draft – June 13, 2018 Page 13 of 87
4. Demographics, Assumptions and Projections
The population of Falcon Heights has been relatively stable since 1960, following rapid
growth after World War II. A decline in the 1970 and 1980s had reversed by 2000, and
the number of residents continued to grow until 2010. Forecasts reveal that beyond the
year 2020 Falcon Heights population and household size will not grow. The average
household size has not increased and will stabilize year 2020 and beyond. This
stabilization and lack of growth can be attributed to the fact there is no new development
opportunities in the community of Falcon Heights for additional housing to be built.
According to United States Census data, the population in 2010 was 5,321. By 2020, the
Metropolitan Council estimates the population of Falcon Heights will decrease by -3.9%
to 5,300. By year 2020, the number of households in Falcon Heights is to reach 2,200
whereas no new growth is expected afterwards.
Demographic Trends: Summary
The City’s 2010 population included a University of Minnesota population of
approximately 2,131 in owner occupied units and 455 residents in a dormitory.
Residents on campus make up over one fourth of housing occupancy Falcon Heights.
The ratio of minority residents in Falcon Heights has continued to increase since 1990
but is lower than that of Ramsey County and of the United States as a whole.
However, Falcon Heights has a higher proportion of foreign born residents than the
county or United States as a whole and a higher proportion of residents who speak a
language other than English at home.
The University of Minnesota remains the City’s largest employer and, since the
departure of Harvest States and Hewlett Packard, the only employer of significant
size. Due to the departure of these large organizations, employment in Falcon Heights
has declined since 2000. New trends indicate increases in employment.
As of 2016, the percentage of residents 25 years old or older with a bachelor’s degree
or higher is 33.3% in Falcon Heights compared to 24.7% in Ramsey County.
Though more economically diverse than in past decades, the City remains somewhat
more affluent than the County as a whole and has higher value housing stock.
Between 2012-2016, the median value of Falcon Height’s owner-occupied housing
units was $283,200, which is drastically higher than Ramsey County’s median
housing value of $199,200.
According the 2010 Census, the census tract that includes both the University of
Minnesota student housing and the affluent University Grove neighborhood had
19.2% of households living in poverty. The rate in the rest of the City was 11.7%.
Although the proportion of the population aged 65 and over declined slightly in
Falcon Heights between 1990 and 2000, the City will almost certainly see the same
dramatic increase in this age group expected nation-wide in the next two decades.
Commented [JW9]: House size is increasing and the city wil see continued turnover with more children
being born. Evidence the enrollment and desired
enrollment in Falcon Heights Elementary. Population
may continue to grow
FH Comp Plan 2040 Draft – June 13, 2018 Page 14 of 87
Due to the large number of university students in the community, the City is generally
younger than the County as a whole (and the nation). In 2016, nearly 27.5% of Falcon
Height’s population was aged between 20-34 years old in comparison to Ramsey
County at 24.1% and the United States at 20.7%
Falcon Heights has a relatively large proportion of renter-occupied housing. The year
2010 revealed that of the 2,131 total occupied housing units in Falcon Heights, 44.5%
are renter-occupied.
Beyond the year 2020, Falcon Heights is not expected to experience growth in
households or population size.
Assumptions and Projections: Population/Households/Employment
The City’s population is expected to remain relatively stable between 2010 and 2030
following a slight decrease (just under 5%) between 2000 and 2010. A decline in
household size will be offset by an increase in the number of households. No additions to
population or households is expected to occur past 2020.
One way the City can experience appreciable growth is if the University of Minnesota
substantially increases its supply of student housing or sells some of its agricultural land
for private development. Although both options are considered unlikely, the City must
take them into account when planning future land use in case the University’s plans
change.
Due to the lack of vacant land that can be developed, the City will concentrate on the
sustainable and resilient maintenance of neighborhoods and redevelopment as means to
maintain the City as a viable community. Unless the University makes part of its land
available for development, the expected need for additional housing units will be
accommodated through redevelopment of existing multi-family and commercial
properties along the Larpenteur Corridor.
Because of the lack of privately owned vacant land for commercial development,
employment is unlikely to show much net change by 2040. The decrease caused by the
departure of Harvest States and Hewlett Packard in the early 2000s were not offset by a
slow growth of jobs on the University campus. Limited employment growth may occur
through redevelopment or more intense use of the larger commercial properties west of
Snelling.
Historically, Falcon Heights has found it cost effective to contract cooperatively with
other municipalities and with Ramsey County for many of its services. Due to the City's
relatively small population base and limited resources, it will continue to satisfy many of
its needs through service sharing arrangements with other units and levels of government.
The City will take advantage of new technologies to make services more readily available
without staffing increases.
FH Comp Plan 2040 Draft – June 13, 2018 Page 15 of 87
Table 3: Population, Household, Employment Forecasts
Falcon Heights Population
Year Forecast Change %change
2000 5572 n/a n/a
2010 5321 -251 -4.5%
2020 5300 -21 -3.9%
2030 5300 0 0.0%
2040 5300 0 0.0%
Falcon Heights Households
Year Forecast Change %change
2000 2103 n/a n/a
2010 2131 101 1.3%
2020 2200 69 3.2%
2030 2200 0 0.0%
2040 2200 0 0.0%
Falcon Heights Employment
Year Forecast Change %change
2000 4190 n/a n/a
2010 5298 1108 26.4%
2020 5800 502 9.5%
2030 6100 300 5.2%
2040 6400 300 4.9%
Metropolitan Council, Revised April, 2018
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City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 16 of 87
5. Comprehensive Plan Update Process
The City of Falcon Heights update the Comprehensive Plan in 2018. The Planning Commission
was the lead agency in the review and update of the Comprehensive Plan during their January,
March, April, and finally conducting a public hearing during their May meeting.
On February 26, the City conducted an Open House to engage the residents and public regarding
important issues to be addressed within the Comprehensive Plan. Over 35 people attended the
Open House and their input was reviewed by the Planning Commission and City Council during
the development of this Plan.
Figure 3: Public Engagement Comments
II. Housing
“Home is where safety begins. Home is where self-respect begins. Home is where our connections to
our community, our city, and our nation begin.”
- Henry G. Cisneros, former Secretary of HUD
Introduction
Communities are often characterized by the quality of their residential neighborhoods and housing
stock. Falcon Heights prides itself on maintaining a high quality of life and providing its residents with
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 17 of 87
long-term housing opportunities. Retaining Falcon Heights’ reputation as a highly desirable place to live
and encouraging its neighborhoods to become more energy efficient, sustainable and resilient is
important to the ongoing vitality of the community.
Housing Diversity
Life-cycle housing is a common term used to
describe the provision of housing types for all
stages of life. Life-cycle housing is based on the
premise that as people go through life, their
housing needs change. A young person getting
out of school and just starting out usually cannot
afford to own a home so they often begin by
renting. As a person grows older, they often
establish a family and buy their first home,
sometimes either a starter home or townhome.
As a family’s income grows, they may move up
to a larger home. Once the children leave and
the family size decreases, parents often move
back to a smaller home with fewer
maintenance needs or to one of the growing
number of either single-family or multi-family housing options that has an association that take care of
home and property maintenance. Eventually, as a person ages, there is often a need for assisted living
or an extended care facility.
Many of Falcon Heights’ households are breaking this trend. Almost 45% of the households are renting
their housing unit. Many, but not all, of these households include students attending the University of
Minnesota. Falcon Heights location adjacent to the University of Minnesota and near both the
Downtowns of St. Paul and Minneapolis will make Falcon Heights attractive to people looking for an
alternative from the typical suburban environment. As such, Falcon Heights will need to plan for a
variety of housing to accommodate a variety of household.
Existing Housing Tenure & Type
In US Census terms, a housing unit is the physical structure while a household refers to a housing unit
occupied by at least one resident. Falcon Heights’ housing stock consists of 54 percent ownership units,
and 46 percentalpercent alpercental rental units. Roughly 57 percent of housing units are single family
Figure 4 - Life CYCLE Housing
Commented [Pm10]: Include statements about
improving the sustainability and resilience of homes,
with a focus on the efficiency needs that are critical to the durability, comfort, health and energy use of the City’s older housing stock. Adding a section on the
resilience and sustainability for homes would be ideal,
but at least including a sentence about the efficiency
and resiliency maintenance needs of older homes in
the section titles “Age of Existing Housing Stock”. One
helpful example that could be added is, that having the walls be completely filled with insulation did not become apart of the building code until the mid 1970’s.
More than 70% of the City’s homes were built before
the mid 1970’s, so there is a lot of opportunity for
energy efficiency improvements in the City’s homes.
Commented [NO11R10]: Agree!
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 18 of 87
(attached and detached), and 43 percent are multi-family. This high percentage of multi-family units is
due in part to the large college student population (23 percent) that resides within the City. Roughly
three percent of the City’s units are publicly subsidized. See Table 2-1 for further details.
TABLE 4 – FALCON HEIGHTS HOUSING TENURE & TYPE
SOURCE: METROPOLITAN COUNCIL
Housing Tenure
Ownership Units Rental Units
1223 1031
Housing Type
Single-Family Multi-Family Manufactured homes Other housing units
1291 963 0 0
Publicly Subsidized Units
All publicly
subsidized units
Publicly subsidized
senior units
Publicly subsidized units for
people with disabilities
Publicly subsidized
units: All others
65 0 8 57
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 19 of 87
Age of Existing Housing Stock
Analyzing the age and value of a city’s housing stock provides meaning insight into future needs. Falcon
Heights has an aging housing stock with 53 present percent of housing units being built prior to 1960.
With an ageing housing stock indicating that maintenance needs will become more prevalent. and
there are significant opportunityopportunities for increasing the efficiency and durability of older
homes. For example, homes built before the mid 1970’s were often built without full wall insulation. In
Falcon Heights, over 70% of homes were built before the mid 1970’s. Improving the efficiency of the
City’s housing stock will go a long way to achieving the City’s carbon reduction goals and making the City
more resilient to a changing climate..
FIGURE 5 – YEAR STRUCTURE BUILT
SOURCE: AMERICAN COMMUNITY SURVEY 2015
Housing Affordability
Affordable housing is an issue in every Twin Cities area community. With housing costs outpacing many
wages, it is becoming increasingly important to focus on affordable housing. According to the
Metropolitan Council, housing is considered affordable if it is priced at or below 30 percent of the gross
income of a household earning 50 percent of the Twin Cities median family income. In 2015, the area
median income (AMI) for the seven-county Minneapolis-St. Paul area adjusted by the Department of
Housing and Urban Development for a family of four was $86,600. Therefore, in 2015, housing was
9%
3%
8%
11%
16%
22%
17%14%
0%
5%
10%
15%
20%
25%
Built 2000
to 2009
Built 1990
to 1999
Built 1980
to 1989
Built 1970
to 1979
Built 1960
to 1969
Built 1950
to 1959
Built 1940
to 1949
Built 1939
or earlier
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 20 of 87
considered affordable if annual housing costs for a family of four did not exceed 30 percent of $43,300,
which translates to $12,990 per year or $1,083 per month for housing.
Existing Affordable Housing Need
During improvement to, or redevelopment of existing affordable housing there is a great opportunity for
improving energy efficiency, sustainability and resiliency. There are also significant benefits to making
these improvements in affordable housing. With the inclusion of efficiency, sustainability and resiliency
there are improved benefits to home durability, health, comfort, reduction of maintenance and
utilization costs as well as increased sense of community. There is an opportunity to include the City’s
goals to foster redevelopment and upgrades to existing affordable housing that emphasizes
sustainability and resiliency.
The Metropolitan Council breaks affordability into three bands based on AMI percentages. Table 2.2
illustrated these bands and the number of affordable units within each. This table also provides the
number of cost burdened households within each band. A household paying over 30 percent of their
annual income on housing costs is considered cost burdened. Falcon Heights’ lowest affordability band
contains 25 housing units and 283 cost burden households.
2015 Affordable Units
Cost Burdened Households
Affordability Units
30% AMI and Below 25 283
30% to 50% AMI 631 205
50% to 80% AMI 788 66
TABLE 6 – AFFORDABLE UNITS & COST BURDENED HOUSEHOLDS
SOURCE: METROPOLITAN COUNCIL
While the Census Bureau does not report household incomes in the ranges identical to the affordable
income limits of the Metropolitan Council, Tables 2.3 includes an approximation of the number of Falcon
Heights households that fall within the three AMI ranges. On a pro-rated basis, there were 410
households with incomes at 30% of AMI and below, 336 households with incomes between 30% and
50% of AMI, and 266 households with incomes between 50% and 80% of AMI.
Commented [Pm12]: With the inclusion of sustainability and resiliency there are improved benefits
to the home durability, health, comfort, reduction of
maintenance and utilization costs as well as increased
sense of community. There is an opportunity to include
the City’s goals to foster redevelopment that and
upgrades to existing affordable housing that emphasizes sustainability and resiliency.
Commented [NO13R12]: Another spot to use the
Environmental Justice theme
Formatted Table
Formatted Table
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 21 of 87
Affordability Income Limits ($86,600 AMI) Households (Pro-Rated Census)
30% AMI and Below $26,000 410
30% to 50% AMI $43,300 336
50% to 80% AMI $65,800 266
TABLE 7 – HOUSEHOLD INCOME LIMITS
SOURCE: AMERICAN COMMUNITY SURVEY 2015, WSB & ASSOCIATES
As indicated in the previous tables, there are 25 units available for the 410 Falcon Heights households
making $26,000 or below. The 283 cost burdened households within this affordability band are having to
live in more expensive housing units. The City has 1,419 units affordable for households making 30% to
80% AMI and there are 602 households making this level of income, yet there are 271 cost burdened
households. This is an indication that there are wealthier households occupying the affordable housing
units. This is a free market condition outside the control of local municipalities.
As previously stated, roughly a quarter of Falcon Heights’ population attend higher education
institutions.
Total Population Population Attending Higher Education Percent of Population
5,484 1,252 23%
TABLE 8 – STUDENT POPULATION
SOURCE: AMERICAN COMMUNITY SURVEY 2015
Initially, the cost burdened households listed in Table 2.2 would indicate that Falcon Heights needs more
affordable housing units. However, Table 2.5 illustrates that this only holds true for affordability at 30%
AMI and below, which has an apparent 385-unit deficit. Further, the Census does not include student
dormitories in housing unit count. The University of Minnesota’s Bailey Hall contains 241 units that can
be considered affordable to individuals making 30% or below AMI, reducing the deficit within this
affordability to 144 units.
Affordability Households
(Pro-Rated Census)
Units Units Surplus/Deficit
Formatted Table
Formatted Table
Commented [JW14]: As older housing stock is
removed and rebuilt, housing affordability will go
down. The same can be said for aging apartment
buildings that may be replaced with higher cost units.
This is due to the Falcon Heights location and
neighborhoods being highly desirable.
Formatted Table
Commented [JW15]: Are residents of Commonwealth
terrace included in these numbers and in the housing
units within the cilty limits?
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 22 of 87
30% AMI and Below 410 25
(266 with Bailey Hall)
-385
(-144 with Bailey Hall)
30% to 50% AMI 336 631 (+)295
50% to 80% AMI 266 788 (+)522
TABLE 9 – AFFORDABLE HOUSING SURPLUS/DEFICIT
SOURCE: METROPOLITAN COUNCIL
The deficiency in housing within the 30% AMI and below band is likely for higher education student housing.
The University of Minnesota will need to address that need for additional student housing. It is also likely that
the deficiency is currently being meet by students through other financial means such as student loans.
Figure 5 illustrates estimated market values for owner-occupied housing units above and below 80
percent of the area median income.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 23 of 87
Figure 5: Owner Occupied Housing Value
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 24 of 87
Future Housing Needs
In Falcon Heights, 18 percent of the City’s total land is dedicated to residential use. Of the land not
owned by the University or the State Fairgrounds, 89% of Falcon Heights is residential. There is
currently very little land available for new housing units. Land would either need to be redeveloped or
rezoned for housing development to occur. The Metropolitan Council has forecasted no population or
household grown for the City, and is not requiring affordable housing allocation. If future development
was to occur, the City would need to work in coordination with the University of Minnesota to
determine whether the new housing units would need to be made affordable for college students. All
future development should include energy efficiency, sustainability and resiliency, thereby improving
home durability, health, comfort, reducing maintenance and utilization costs as well as increased sense
of community. This would greatly impact the City’s ability to meet and maintain its carbon reduction and
resiliency goals.
Programs
Numerous programs are available to help cities meet their housing goals and policies. Cities can
consider utilizing certain programs such as fee waivers and/or adjustments to facilitate affordability. In
addition, cities may also consider encouraging and working with potential developers who plan to use
federal low income housing tax credits to construct affordable rental housing. Other options include:
affordable housing assistance or development and preservation programs available through the local,
county, state, and federal government. Cities may consider the following programs in order to meet its
housing goals:
Minnesota Housing Consolidated Request for Proposals: The Minnesota Housing Finance Agency
provides a once annually request for proposal (RFP) where affordable housing developers can apply for
funding to construct affordable housing. Developers can apply to the Consolidated RFP to provide
affordable housing for those Falcon Heights residents in need. The RFP is a useful tool to support the
development of rental housing units affordable at 50% AMI or below.
Community Development Block Grants (CDBG): The U.S. Department of Housing and Urban
Development (HUD) provides CDBG funds to communities with over 45,000 residents for the use of
providing and maintaining affordable housing. Ramsey County Community and Economic Development
(CED) administers these CDBG funds for the City of Falcon Heights. Ramsey County CED can use CDBG
funds to provide affordable housing for those Falcon Heights residents in need. CDBG is a useful tool to
preserve both rental and ownership units affordable at 80% AMI and below.
HOME Funds: The HOME Investment Partnerships Program (HOME) is a flexible federal grant program
that allows Ramsey County to fund affordable housing activities for very low and low-income families or
Commented [Pm16]: With the inclusion of
sustainability and resiliency there are improved benefits to the home durability, health, comfort, reduction of maintenance and utilization costs as well as increased sense of community. There is an opportunity to include
the City’s goals to include sustainability and resiliency
in new development.
Commented [JW17]: Will the new development
proposed on Larpenteur have any affordable units or
will it accept housing subsidy vouchers? If we want to
talk about affordable housing, it should include what is
currently being discussed.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 25 of 87
individuals, homeless families, and persons with special needs. Ramsey County CED can use HOME funds
to provide affordable housing for those Falcon Heights residents in need. HOME funds are a useful tool
for both the preservation and development of both rental and ownership units affordable at 50% AMI
and below.
Neighborhood Stabilization Program (NSP) Grants: The NSP was established by HUD for the purpose of
stabilizing communities that have suffered from foreclosures and abandonment. The focus of this
program is the purchase, rehabilitation and resale of foreclosed and abandoned properties. NSP is
currently not funded. NSP funds were a useful tool to preserve ownership units affordable at 80% AMI
and below.
Homebuyer Assistance Programs: Homebuyer assistance programs funded directly by Ramsey County
CED are available to first time homebuyers. Falcon Heights residents can contact the Minnesota
Homeownership Center regarding homebuyer assistance programs that are currently available.
Homebuyer assistance funds are a useful tool to preserve ownership units affordable at 80% AMI and
below.
Repair and Rehabilitation Support: Ramsey County offers a residential rehabilitation deferred loan
program to assist homeowners with home repair projects. Repair and rehabilitation support is a useful
tool to preserve ownership units affordable at 80% AMI and below.
Foreclosure Prevention: The Housing Crisis Response in Ramsey County provides foreclosure counseling
to Falcon Heights residents. The Minnesota Home Ownership Center and Lutheran Social Services may
also be resources to the residents of Falcon Heights. Foreclosure prevention funds are a useful tool to
preserve ownership units affordable at 80% AMI and below.
Energy Assistance: Ramsey County offers an energy conservation deferred loan program to Falcon
Heights residents. EnergySmartsPays.com is also an energy conservation program that is available.
Energy assistance is a useful tool to preserve both rental and ownership units affordable at 80% AMI and
below.
Rental Assistance: Renters interested in suburban rental housing assistance can contact the Metro
Housing and Redevelopment Authority, which is the program that administers the Section 8/Housing
Voucher program to Falcon Heights residents. Rental assistance is a useful tool to preserve rental units
affordable at 80% AMI and below.
Livable Communities Grants: Falcon Heights is a participating community in the Metropolitan Council’s
Livable Community Act (LCA) programs. Falcon Heights can consider applying for livable communities
grant on behalf of developers who are provide level of affordable housing and the guaranteed length of
Commented [JW18]: See comment above about
proposed Larpenteur apartment development
accepting housing vouchers.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 26 of 87
affordability that generates a public benefit greater than the resources required to apply for and
administer the livable community grants. LCA grants are a useful tool for the development of both rental
and ownership units affordable at 80% AMI and below.
Local Fair Housing Policy: Ramsey County works with the Twin Cities Metro Area Fair Housing
Implementation Council to stop discrimination and promote integration. Any Falcon Heights residents
that feel they have been subjected to unfair housing practices should contact this organization. Ramsey
County CED can continue the implementation of its fair housing policy. Local fair housing policy is a
useful tool for the preservation of both rental units affordable at 80% AMI and below.
Land Trusts: There is no established Land Trust serving the City of Falcon Heights currently. Should a
Land Trust be established, the Rondo Community Land Trust in St. Paul would be a good model to use. A
land trust can be a useful tool for both the development and preservation of ownership units affordable
at 80% AMI and below.
Fiscal Devices
Fiscal devices, such as revenue bonds, tax increment, financing, or tax abatement can be used to help
ease the construction and availability of affordable housing in the City of Falcon Heights.
Development Authorities: Falcon Heights does not have its own Housing and Redevelopment Authority
(HRA) and depends on Ramsey County Coordinate HRA for affordable housing and redevelopment
services. Ramsey County can construct, finance and/or partner with private developers to provide
affordable housing for those Falcon Heights residents in need. Development authorities are a useful tool
to support the development of both rental and ownership housing units affordable at 50% AMI or
below.
Housing Bonds: Minnesota State Statute allows HRAs the ability to issue housing bonds to provide
affordable housing. Ramsey County HRA can issue housing bonds to provide affordable housing for
those Falcon Heights residents in need. Housing bonds are a useful tool to support the development of
both rental and ownership housing units affordable at 50% AMI or below.
Tax Abatement: Cities may issue bonds to be used to support the construction of affordable housing
and use a portion of the property tax received (tax abatement) from the development to finance these
bonds. This removes this property taxes revenue from paying for the services needed for this property,
its residents and the community in general. Tax abatement is a useful tool to support the development
of both rental and ownership housing units affordable at 80% AMI or below.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 27 of 87
Tax Increment Financing: Cities may create a housing district to create a tax increment financing (TIF)
district. The TIF bonds issued on this district are to be used to support the construction of affordable
housing and entire property taxes received above the original tax value (increment) from the
development to finance these bonds. This removes this property taxes revenue from paying for the
services needed for this property, its residents and the community in general. TIF is a useful tool to
support the development of both rental and ownership housing units affordable at 50% AMI or below.
Official Controls
Official controls and land use regulation can be used to assist in the construction of affordable housing
units. Controls and regulations can also be used to simplify the process of expanding local housing
options also.
Fee Waivers or Adjustments: Cities may waive or reduce fee to reduce the cost of construction of
affordable housing. Conversely, State rules require that the fee that a city charges be related to the cost
of providing the services for which the fee are collected. This waiver or reduction could create a
deficiency in the funding for services which would be required the use of general funds to resolve. Cities
can develop a fee waiver or reduction policy to determine when the level of affordable housing and the
guaranteed length of affordability provide a public benefit great enough to justify the reduction or
waiver of development fees. Fee waivers or adjustments are a useful tool to support the development
of both rental and ownership housing units affordable at 80% AMI or below.
Zoning and Subdivision Policies: Cities have the ability to adjust their zoning and subdivision regulations
through a planned unit development (PUD). Zoning and subdivision regulation are created in part to
mitigate the impacts that a development may have on adjoining properties. When considering a PUD
for affordable housing, cities should determine when the level of affordable housing and the guaranteed
length of affordability provide a public benefit great enough to justify the potential impacts that would
result from a deviation in the zoning or subdivision regulations. PUD is a useful tool to support the
development of both rental and ownership housing units affordable at 80% AMI or below.
4(d) Tax Program: Rental properties may receive a property tax break provided that the property has
income and rent restricted units serving households at 60% AMI and below. The City of Falcon Heights
would consider using 4d tax incentives to further promote the preservation of affordable multifamily
housing. 4(d) tax bond funds are a useful tool to support the development of rental housing units
affordable at 50% AMI or below.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 28 of 87
Table 8 – Affordable Housing Tools
Falcon Heights Housing
Goals/Policies
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Encourage the availability of
housing for a population of
diverse ages and income levels.
X X X X X X X X X X X X X X X X
Continue the well-maintained
residential character of existing
neighborhoods.
X X X X X X X X X X X
Improve the quality, appearance
and maintenance of housing in
neighborhoods and the health of
residents.
X X X X X X X X X X X
Continue to support rental
assistance programs through the
Section 8 Housing Program
X
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 29 of 87
Falcon Heights Housing
Goals/Policies
Fa
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H
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g
P
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l
i
c
y
Encourage home ownership by
participating in community land
trust programs, as opportunities
and funding allow, to keep a
proportion of homes affordable
X X
Pursue and encourage housing
rehabilitation programs, such as
the Housing Resource Center.
X X X X
Enforce the housing chapter of
the city code to assure the
maintenance of existing housing
stock. Pursue improvements to
this chapter such as adoption of a
uniform standard, such as the
International Housing
Maintenance Code.
X X X
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 30 of 87
Housing: Goals and Policies
Goals:
1. Encourage the proliferation of urban agriculture.
2. Support the reconstruction of dilapidated properties in an environmentally friendly way.
3. Promote the use of solar and alternative energy sources
4. Keep housing affordable, maintenance affordable, and accessible to all income levels
5. Promote energy efficiency through permitting process
6. Reduce irrigation and water usage for turf grass
7. Awareness and promotion of environmental justice through equal opportunity/access to affordable housing repairs and energy
efficiency practices
8. Residential access to electric vehicle infrastructure
9. Maintain stormwater infrastructure
10. Expand resilient urban tree canopy
11. Preserve pervious and indirectly connect impervious surfaces, minimize directly connected impervious surface.
12. Sustainability and resiliency in new development and redevelopment.
Policies and Actions:
1. Create incentives and programming to increase tree plantings on private lots and in public right of way (From St. Anthony List)
2. Write an ordinance that more clearly allows and regulates urban agriculture, specifically community gardens, bees, and chickens (From St.
Anthony List)
3. Address City code to allow alternative turf grass/ground covers.
4.
5.
6.
7.
8.
9.
10.
Commented [NO19]: I didn’t see a definitive list of goals/policies around Housing
Brainstormed a draft bunch of ideas to discuss with env commission
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 31 of 87
Housing: Goals and Policies
Housing Goals
1. To encourage sustainability and resiliency practices that reduce energy consumption
and carbon emissions, mitigate the effects severe weather and a changing climate in
existing and new housing.
2. Add compost hauling for residents.
Housing Policies
1. Develop a resiliency checklist to ensure that all projects consider energy efficiency,
sustainability and resiliency elements before they start. Find a way to promote the
checklist so homeowners are aware of it at the beginning of any project.
2. Create a policy to include informational resources on efficiency, resiliency and
sustainability with any permit pulled.
Consider requiring new construction of multi-family and residential housing
units to include Electric Vehicle readiness
3. Develop a policy to define vacant properties and the criteria that defines the
dilapidation of a property.
Then develop a set of ordinances to develop decapitated properties. The
ordinance should emphasize redevelopment be safe, environmentally friendly,
and sustainable.
4. Develop an ordinance to allow pollinator habitats and rain gardens within the City
boulevard.
5.
III. Land Use
“Planning” means the scientific, aesthetic and orderly disposition of land, resources,
facilities and services with a view to securing the physical, economic and social
efficiency, health and well-being of urban and rural communities.”
– Canadian Institute of Planners
Even in a fully-developed city like Falcon Heights, where land uses are long established,
change will come. The purpose of this land use plan is to provide public policy to guide
that change, to serve the needs of all sectors of the community and to build a safe,
healthy, sustainable, secure and prosperous environment in the city. The Falcon Heights
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City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 32 of 87
comprehensive land use plan seeks to identify both opportunities and constraints, to
identify and take into consideration the land use preferences of residents and landowners,
and to establish community planning and design priorities for private development and
public facilities for the next twenty years.
1. General Land Use
Falcon Heights is a fully developed inner-ring suburb. Over half of the City’s land is
occupied by large public institutions not subject to the City’s land use controls. The City
is otherwise largely residential, with clearly defined neighborhoods and limited business
and commercial areas.
Approximately two-thirds of Falcon Heights 1,433 acres is comprised of University
of Minnesota lands and the Minnesota State Fairgrounds. A substantial portion (267
acres) of the University's property is used for agricultural research.
The City of Falcon Heights has no industrial development.
The City contains no lakes, streams, wetlands or protected waters except those found
on University property.
Figure 5 shows 2018 land use, using Metropolitan Council categories, for Falcon Heights
and adjacent portions of Roseville, Lauderdale and St. Paul. Falcon Heights’ zoning is
shown in Figure 6.
Commented [Pm21]: Add in goals to and ideas for incorporating resilience in land use planning. Good sections to add too could be throughout the “Future Directions” sections.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 33 of 87
Figure 6: Existing land use in Falcon Heights, 2016.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 34 of 87
Table 8: Falcon Heights Land Use Data – Metropolitan Council
Falcon Heights Land Use Data: 2016
Source: Metropolitan Council
Land Use Categories
2016 Total
(acres) Percent of Total
Residential Total 436
Single Family Detached 363 25%
Single Family Attached 45 3%
Farmsteads 0 0%
Multifamily 28 2%
Mixed Use 17 1%
Commercial or Other 13 0%
Residential 4 1%
Commercial 19 2%
Industrial Total 0 0%
Industrial & Utility 0 0%
Extractive 0 0%
Railway 0 0%
Institutional (5) 474 33%
Parks, Recreation & Preserves 31 2%
Golf Course 162 11%
Major Vehicular Rights-of-Way (7) 2 0%
Airports 0 0%
Agriculture & Undeveloped Total 305 20%
Agriculture 287 20%
Undeveloped Land (9) 5 0%
Agricultural & Vacant N/A N/A
Industrial Parks not Developed N/A N/A
Public & Semi-Public Vacant N/A N/A
Open Water 0 0%
Total 1,433 100%
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City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 35 of 87
Table 9: Existing Zoning Designations in Falcon Heights
R-1 Single Family Residential
R-2 One and Two Family Residential
R-3 Medium Density Multiple Family and
Apartment Buildings
R-4 High Density Multiple-Family and
Apartment Buildings
R-5M Mixed Use High Density Residential
B-1 Neighborhood Convenience
B-2 Limited Business
B-3 Snelling/Larpenteur Business District
P-1 Public Land
P-1/R-1 Public Land; R-1 if reused
PUD Planned Unit Development
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City of Falcon Heights – 2040 Comprehensive Plan
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Figure 7: Existing zoning in Falcon Heights
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 37 of 87
Existing Land Use
Residential Neighborhoods
Of the non-institutional land in Falcon Heights, the majority is residential, mostly single
family homes. The single family residential district is divided into six distinct
neighborhoods by the University of Minnesota fields and by Snelling and Larpenteur
Avenues. Most of the housing was constructed between 1940 and 1990. Multi-family
buildings are distributed along portions of Larpenteur Avenue, most between Fairview
and Pascal, and there is a large complex of attached single-family homes on the
University campus at the southwest corner of the City. Housing is discussed in detail in
the neighborhood section of the chapter.
Commercial Land
With the exception of a small neighborhood business center at the northwest corner of
Hamline and Hoyt Avenues, all of the land zoned for commercial and business uses in
Falcon Heights is located along Larpenteur Avenue, a major east-west thoroughfare.
Most of this land is concentrated at the four corners of the Snelling-Larpenteur
intersection, the City’s central business district. The other business zone of significant
size are the Spire Credit Union/Stanford Office Park area on Prior Avenue near City Hall.
The remaining business properties are small parcels on the edges of residential
neighborhoods, intended to be used for local neighborhood businesses. Falcon Heights
has no land zoned for industrial use. Further discussion is located in the Business and
Commercial chapter of the Land Use section.
Mixed Use
The most significant change in land use in Falcon Heights in the last number of decades
is the conversion of 4.9 acres from commercial to mixed residential and commercial use,
with the redevelopment of the southeast corner of Snelling and Larpenteur Avenues.
Falcon Heights Town Square includes 119 rental apartments, 76 senior rental apartments,
14 owner-occupied townhomes and 12,000 square feet of commercial space.
Another large commercial property, the corporate offices of Spire Credit Union, has also
been designated “Mixed Use Commercial”.
Parks, playgrounds and public open space
The City has two neighborhood parks, Grove Park and Curtiss Field, along with the
community park. Although the City’s park acreage is low for its population, it should be
noted that the University of Minnesota’s Les Bolstad Golf Course, as well as the campus
and the grounds and facilities of the State Fair, provide significant additional recreational
opportunities for City residents.
Vacant Land
While the City has a significant inventory of unbuilt public land, that land is owned and
used for agricultural research by the University of Minnesota and therefore not
considered vacant. That which remains consists of relatively small disassociated parcels
under one acre in size. Most of these parcels are landlocked, with no street access, and
all but one are owned by the owner of the adjoining residential property. With the
exception of these parcels, which are popularly – though not yet officially – considered a
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 38 of 87
natural resource, there is no vacant privately held land remaining in the City for new
residential development. There are no vacant properties zoned for commercial use.
Public and Institutional Land
The City has been given no reason to anticipate that any of the University of Minnesota
or State Fair land will be made available for private development within the time frame
of this plan. Therefore, the City must plan to accommodate expected housing, business
and community needs by redevelopment on land that is now privately owned. However,
the City must also be prepared to provide for the best use of what is now public land, in
the event that these public institutions change their plans.
Future Directions
Areas of Potential Change
In addition to the demographic and environmental challenges that will confront all cities
in the next twenty years, Falcon Heights faces the particular challenge of finding space to
meet the housing needs projected by the year 2040. Except for one vacant residentially
zoned parcel, Falcon Heights is fully developed. The City’s unique composition includes
the University of Minnesota's agricultural research fields. This land is not considered
vacant by the City or the University, but the City is preparing for the portion of these
fields along Larpenteur Avenue to redevelop the same as the rest of the corridor.
Therefore, it is not in new development, but in redevelopment where Falcon Heights will
see changes over the next twenty years. Redevelopment is expected to follow two
general directions: Adding transit-oriented housing, especially for older citizens and
students, and creating more opportunities for residents to meet their needs for purchasing
life’s necessities closer to home. When redevelopment occurs, it is the perfect time to
refresh and improve an area for the foreseeable future. All redevelopment projects
should incorporate sustainability and resiliency to make the City stronger now and into
the future
Redevelopment: The Larpenteur Corridor
As of the last comprehensive plan, the areas with the largest potential for redevelopment
have frontage along Larpenteur Avenue. This area remains the largest potential for the
next twenty years. Several of the larger commercial properties are underutilized, and the
existing apartment buildings are aging, so it is likely that opportunities for redevelopment
will arise during the next twenty years. All of these sites are on, or near, Larpenteur
Avenue, an important bus transit route, so a chief focus of the City’s planning will be the
“Larpenteur Corridor.”
Given the unlikelihood of University of Minnesota land being made available for
development, it will be redevelopment of properties in the Larpenteur Corridor that will
provide the additional housing and business development Falcon Heights is expected to
need by 2040.
Commented [Pm22]: Similar language can be added
to the rest of the sections within “Future Directions”.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 39 of 87
Additional, the Spire Credit Union site is underutilized compared to its previous owner of
Hewlett Parkard. The existing parking provide for exceeds Spire’s needs and the
northern of the three parcels in mostly green space. A portion of the Spire Credit Union
site could be redeveloped or intensified to provide a greater mix of employment
opportunities within the community.
Please see the Larpenteur Corridor section for detailed discussion.
Redevelopment: Northern Snelling Avenue
There are ten single family homes located north of Questwood Drive along the western
frontage road of Snelling Avenue. These properties could be assembled and redeveloped
into townhomes similar to those developed along Questwood Drive.
Changes to Public Lands
The new Bell Museum of Natural History has been constructed on the southwest corner
of Larpenteur and Cleveland Avenues and brings many visitors to Falcon Heights.
Intramural recreational fields presently occupying the site will be moved, the northeast
corner of Cleveland and Larpenteur being discussed as a possible site.
With Gibbs Museum of Pioneer and Dakotah Life (Ramsey County Historical Society)
across Larpenteur Avenue to the north, and the proximity to University recreational
facilities, two City parks and existing or planned trails, the Cleveland/Larpenteur area
could become the nucleus of a new cultural and recreational hub in Falcon Heights and
an important element of the Larpenteur Corridor, complementing the commercial and
business core at Snelling Avenue. To allow for a proposed expansion of Ramsey County
Historical Society operations at the Gibbs Museum, the Public Land (P-1) designation
will be extended to the adjacent residential property, which the Historical Society now
owns and plans to use for its institutional operations.
Demand for student housing being very strong, the University has communicated a
possible need for additional student housing, including corporate housing, south of
Commonwealth Avenue on campus. In the event that any of this housing is built and
operated by private entities, this development could come under the City’s land use
jurisdiction, and the City would need to create appropriate land use controls both to meet
the needs of the University and to ensure compatibility with the City’s goals and best
interests.
Although no further change to public lands, and no sale to the private sector, is
anticipated during the time frame of this plan, the City acknowledges that provision must
be made if University of Minnesota or State Fair plans change. The City’s previous
comprehensive plan called for all public land not permanently reserved for public use to
revert to single-family residential use if it should be sold for private development. Given
the health and sustainability objectives of this plan, restricting this land to single family
residential use is not necessarily in the best interest of the community. Therefore, the City
will adopt a more flexible approach, creating overlay districts to guide any future
development of public lands in coordination with the other parts of this plan, while
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 40 of 87
acknowledging the present public use in the base zoning designation. Portions of these
lands, such as Community Park, may be candidates for permanent reservation as public
land. Corridor studies of Larpenteur and Snelling will be undertaken before the extent of
the new zones can be determined. This plan will be amended when those studies have
been completed.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 41 of 87
Figure 8: Areas of Potential Change
General Land Use: Goals and Policies
General Land Use Goals
3. To encourage sustainability and resiliency practices that reduce energy consumption
and carbon emissions, mitigate the effects severe weather and a changing climate.
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1.4.To improve connections between districts of the City, between City neighborhoods
and the public institutions and within neighborhoods.
2.5. To minimize land use and traffic intrusions that adversely impact established
neighborhoods.
3.6. To enhance access and safety for pedestrians and non-motorized transportation.
7. To encourage practices that conserve energy and lower the City’s over-all carbon
emissions, making Falcon Heights a healthier, more sustainable community.
1. Encourage the proliferation of urban agriculture; a community space to be used as an
open market, farmers market, or flee market; and agriculture and pollinator friendly
land reuse market.
2. Dissuade the use of asphalt to reduce the head island effect and encourage the use of
premeal pavement to reduce stormwater run off.
8. Support the redevelopment of dilapidated properties
9. Encourage vertical development
10. Promote healthy lifestyles by encouraging businesses that offer local convenience
11. Use of Complete Streets philosophy to allow multi-modal options
12.
General Land Use Policies
6. Develop a resiliency checklist to ensure that all projects consider resiliency elements
before they start.
7. Write an ordinance that more clearly allows and regulates urban agriculture, specifically
community gardens, bees, and chickens (From St. Anthony List)
1. Write an ordinance that more clearly allows and regulates urban agriculture, specifically
community gardens, bees, and chickens (From St. Anthony List)
8. Create incentives and programming to increase tree plantings on private lots and in public
right of way (From St. Anthony List)
2.9.Adopt and encourage “complete streets best practices” to promote public health and
encourage an active lifestyle for residents. Require a health impact assessment for
new development/redevelopment.
3.10. Adopt and encourage “best practices” to promote a more energy efficient and
environmentally sustainable community.
4.11. Continue to protect solar access by enforcing existing city ordinances (Section
113-393) and by strengthening the ordinance, if appropriate.
5.12. Continue to eliminate zoning code violations and nuisance conditions that
adversely affect the appearance and value of properties and the health of residents.
6.13. On transit routes, where appropriate, allow the redevelopment of multi-family
and commercial properties for mixed use or higher density housing, incorporating
Commented [JW23]: Improve visibility and
effectiveness of pedestrian crossings on Snelling and
Larpenteur Avenues.
Commented [NO24]: Resiliency and Sustainability theme
here. Again we should hammer more on this language.
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watershed district.
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City of Falcon Heights – 2040 Comprehensive Plan
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best practices for conserving green space and promoting active living. (See
Larpenteur Corridor section.)
7.14. Enhance and upgrade the value of all properties through street maintenance
and improvement programs that complement and enhance both residential
neighborhoods and the City’s business districts.
8.15. Establish design guidelines and standards to ensure that any new development
promotes good health and preserves public open space.
9.16. Permit only compatible businesses adjacent to residential uses and in mixed
commercial-residential development, and place special conditions upon business uses
to assure compatibility when appropriate.
10.17. Require that any re-subdivision of existing lots on developed blocks in
residential areas conform to other lots within surrounding blocks, and be accessed in a
similar manner.
11.18. Continue to build the Neighborhood Liaison program, Community Emergency
Response Team and other community organizations for communication and security.
12.19. Build community identity and encourage neighborhood connectivity by
installing sidewalk and bike path systems, decorative street lighting and landscaping
to make streetscapes more welcoming.
13.20. Continue to implement an aggressive shade tree program and replace removed
trees as quickly as possible, with resilient tree species..
14.21. Encourage landscaping practices that reduce water consumption and minimize
runoff.
2. The Larpenteur and Snelling Corridors
Because there is almost no vacant private land in Falcon Heights and the public land is
unlikely to be available for future development, the City must identify those private
properties which are possible candidates for redevelopment by the year 2040 to meet
projected housing and business needs.
Next to its central location, Falcon Heights residents value the high quality traditional
single-family neighborhoods and the importance of preserving their value and vitality.
With this value in mind, City staff looked at all private properties that are not presently
zoned for single-family residential use. All but a handful of these properties are on or
very close to Larpenteur Avenue, the City’s primary east-west thoroughfare. Therefore,
the City will consider the future of the Larpenteur Corridor as a whole in creating the
City’s updated comprehensive plan.
The Larpenteur Avenue and Snelling Avenue corridors have long functioned as divisions
within Falcon Heights, separating the city north from south, east from west. The primary
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 44 of 87
function of these highways is to conduct motorized traffic as quickly as possible from one
end of the City to the other. Larpenteur and Snelling have imposed barriers to pedestrian
traffic and an impediment to retail cohesiveness, separating neighborhoods and
encouraging residents to orient their lives outward toward surrounding cities.
Snelling Avenue
Snelling Avenue is a State highway that crosses Falcon Heights from north to south. It is
the most heavily traveled traffic artery in the City. South of Hoyt Avenue, Snelling is the
boundary between the Minnesota State Fair and St. Paul’s Como neighborhood. North of
Crawford Avenue, Snelling is a residential boulevard, with frontage streets and medians
separating homes from the highway. On the west side, deep lots backing up to the
University fields hint at the original rural character of this section of the avenue.
Snelling Avenue has experienced some improvement in the past decade to implement the
A-Line arterial bus rapid transit (BRT) service. Those improvements proved better bus
shelters and transit priority through the intersections, but is a significant barrier for east to
west bound traffic through town.
The redevelopment opportunities along Snelling Avenue exist in two areas, the single
family homes north of Questwood Drive and the strip commercial centers at Snelling and
Larpenteur. The single-family homes north of Questwood could be assembled and
combined to allow for the redevelopment into townhomes similar to those along
Questwood Drive. The strip commercial centers have the same redevelopment potential
as the other properties discussed along Larpenteur Avenue.
Larpenteur Avenue
Therefore, this section will focus on the opportunities on Larpenteur Avenue. However,
because Snelling passes through the heart of the City and the central commercial district
and borders three large neighborhoods, it is a vital component in the City’s objectives of
building connections within the City, encouraging healthy, active living and enhancing
community identity. Certain general goals and policies in this section will also be applied
to Snelling, and any corridor study undertaken for Larpenteur Avenue will include
Snelling.
Assets and Characteristics of the Larpenteur Corridor
Existing higher density housing. Most existing multi-family housing in the City is
on or near Larpenteur
Existing business zones. Of the City’s existing business districts, all but one are on,
or just off, Larpenteur. The City’s central business district surrounds the intersection
of Larpenteur and Snelling.
Transit. Larpenteur Avenue is a public transit route between downtown Minneapolis
and downtown St. Paul. It crosses Snelling Avenue, a major north-south transit route
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 45 of 87
operating the A-Line arterial BRT that connects Roseville’s commercial center with
St. Paul’s Midway (Green Line LRT), St. Paul’s Highland Park (future Ford
redevelopment site) and onto the Blue Line LRT line.
Cultural Assets. Gibbs Museum of Pioneer and Dakotah Life is located at the
northwest corner of Cleveland and Larpenteur Avenues, across the street from the
new Bell Museum of Natural History.
Recreational Amenities. The Les Bolstad University of Minnesota Golf Course and
women’s soccer stadium are both located in the vicinity of Larpenteur/Cleveland. The
City’s three largest parks are all directly connected to Larpenteur Avenue by walks or
trails.
Community Amenities and Services. Falcon Heights City Hall and fire station are
both on Larpenteur, just east of Cleveland.
Existing Land Uses on Larpenteur Avenue
Properties on Larpenteur Avenue fall into into four broad categories:
Business and commercial properties or groups of properties, including the
Snelling/Larpenteur commercial core
Existing multi-family residential properties
Existing single-family homes and duplexes
Public and institutional land, including land used for agriculture research
Of these, the last two categories are considered improbable candidates for redevelopment.
In addition there are sites which have been redeveloped within the last 25 years and
which are not considered likely redevelopment candidates by 2040.
1666 Coffman – senior condominium apartments
Falcon Heights Town Square (SE corner of Snelling/Larpenteur)
Stratford Professional Office Park – Prior Avenue, north of Maple Court and City
Hall
Existing Multi-Family Residential Properties in the Larpenteur Corridor
The existing multi-family residential properties in the proposed Larpenteur Corridor
planning area occupy a total of 24.7 acres, with 703 units of housing for an average
density of 28.4 units per acre, as shown in Table 8. The density ranges from just over 14
units per acre at 1666 Coffman, an owner-occupied condominium residence for
University of Minnesota retirees, to more than 50 units per acre at 1496 Larpenteur, an
older 8-unit apartment building. The new multi-family and senior buildings at Falcon
Heights Town Square are approximately 45.9 and 42.4 units per acre, respectively.
Table 10: Multi-family Residential Properties in Larpenteur Corridor, West to East
Property Present Acres Existing
Existing
Density
Zoning units (Units/Acre)
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1666 Coffman R-4 6.50 93 14.3
1707 Tatum R-4 0.41 11 26.8
1707 Lindig R-4 0.52 12 23.1
1845-1855 Larpenteur R-4 1.11 34 30.6
1830 Larpenteur R-4 0.59 17 28.8
1800-1818 Larpenteur R-4 1.56 36 23.1
1710-1740 Larpenteur R-4 4.83 144 29.8
1687-1717 Fry R-4 2.43 68 28.0
1561 Idaho/1534-1642 Snelling R-4 0.88 32 36.4
1550 Larpenteur PUD 2.59 119 45.9
1530 Larpenteur PUD 1.32 56 42.4
1510 Larpenteur R-4 0.28 10 35.7
1511 Larpenteur/1688 Arona R-4 0.39 20 51.3
1504 Larpenteur R-4 0.28 10 35.7
1496 Larpenteur R-4 0.13 8 61.5
1490 Larpenteur R-4 0.13 5 38.5
1486 Larpenteur R-4 0.28 10 35.7
1472 Larpenteur R-4 0.28 10 35.7
1466 Larpenteur R-4 0.28 8 28.6
All Multi-family properties 24.79 703 28.4
All of these properties exceed the 12 unit-per-acre cap defined in the City’s existing
zoning code. Most are at least twice as dense as the code calls for. This suggests that the
12-unit-per-acre limit is not realistic and should be revised upward for multi-family
properties in the city.
Lack of parking, on and off-street, and the need to limit impervious covering may dictate
lower densities on the smaller multi-family parcels if they are redeveloped, resulting in a
net loss of housing units. This loss will have to be made up by adding housing elsewhere
in the City or by consolidating multiple lots and developing as a whole.
Commercial/Business Properties in the Larpenteur Corridor
Existing private commercial land occupies 30.46 acres in the Larpenteur Corridor. As
shown in Table 11, these properties range in size from just over a quarter of an acre at the
northeast corner of Larpenteur and Lindig to over 12.5 acres at Larpenteur and Prior
(now occupied by Spire Credit Union).
Table 11: Non-Residential Properties in Larpenteur Corridor, West to East
Property Present Acres
Zoning
2025 Larpenteur B-2 12.54
1871 Larpenteur B-1 0.29
1750-1790 Larpenteur B-2 3.44
1639 Larpenteur B-3 1.16
1644 Larpenteur B-3 2.58
1667 Snelling B-3 3.73
1611 Snelling B-3 0.58
Warner center B-3 2.1
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BP B-3 0.38
Dino’s B-3 0.54
Falcon Crossing (including north parking) B-3 1.66
1407 Larpenteur B-1 0.5
1347 Larpenteur B-1 0.58
1350 Larpenteur B-1 0.38
All non-residential private land on the Larpenteur Corridor 30.46
Not all of the sites presently zoned for business are likely candidates for multi-use
redevelopment by 2040. The southeast quadrants of the Snelling/Larpenteur core are
comparatively new and in good condition. The northwest quadrant has been recently
upgraded; it also presents some vehicle access challenges due to its proximity to the
Snelling/Larpenteur intersection. The B-1 properties are unlikely to attract residential
redevelopment because of their small size and constraints imposed by proximity to
existing residential properties. They are more likely – and more needed – to continue
serving neighborhood retail needs, with or without rebuilding.
Larpenteur/Cleveland Hub
Though decidedly less congested with traffic and has more open space than the
Snelling/Larpenteur commercial core, the intersection of Larpenteur and Cleveland is as
important a center and gateway to the City of Falcon Heights as Snelling and Larpenter.
The area is home to a number of the community’s assets and public attractions.
Falcon Heights City Hall
Les Bolstad University of Minnesota Golf Course
University of Minnesota women’s soccer stadium
University Grove Park (a neighborhood park)
Community Park
The Bell Museum of Natural History (owned by the University of Minnesota)
Cleveland and Larpenteur has also been identified by in the University of Minnesota’s
master planning process as an important gateway to the campus.
The Cleveland/Larpenteur hub, extending to Gortner Avenue on the east, Fulham Avenue
on the west, and to Community Park on the north, has the potential to become a
significant precinct of civic, cultural and recreational activity, balancing and
complimenting the commercial center at Snelling and Larpenteur
Future Directions
Axis of Redevelopment: The Larpenteur Corridor
Larpenteur and Snelling have the potential to become vital arteries within the community,
connecting rather than dividing neighborhoods and commercial areas. It is the City’s
intention to focus on that potential over the lifetime of this plan and to aim future
development in the City toward realizing that vision of connection. Higher density,
transit-oriented housing, including life-cycle housing, along Larpenteur Avenue will be
part of that vision. Commercial development will be integrated with the
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 48 of 87
Snelling/Larpenteur commercial core and must contribute to a viable community oriented
city center. Above all, development must be balanced with preservation of the open
landscapes that residents value so highly.
The City intends to give priority to development along Larpenteur Avenue that provides
homes, destinations and necessities for local residents and incorporates strong pedestrian
and local traffic connections both to surrounding residential neighborhoods and to
existing commercial districts. Highway-oriented “strip-mall” type development will not
serve this vision and will not be considered appropriate for Larpenteur Avenue within
Falcon Heights. Between Larpenteur Avenue and Avalon Street there is particular
potential for redevelopment opportunities that would incorporate mixed-use buildings
similar to the mixed-used redevelopment which occurred at the southeast corner of
Snelling and Larpenteur. Larpenetaur Avenue redevelopment could include the reuse of
the architecturally unique former Harvest States Building that is currently occupied by
Technology and Information Education Services (TIES).
A comprehensive corridor study of both Snelling and Larpenteur, with ample opportunity
for public participation, is recommended as part of the implementation of this plan,
before any significant redevelopment is initiated along the Larpenteur Avenue corridor in
Falcon Heights.
Larpenteur/Cleveland Civic, Cultural and Recreational Precinct
Finally, it is the City’s intention to promote the evolution of the Cleveland/Larpenteur
district as a precinct of civic, recreational and cultural activity for both the City and the
wider metropolitan community, in partnership with the public and non-profit institutions
that own the surrounding lands.
With the recent construction of the new Bell Museum of Natural History at the southwest
corner of Larpenteur and Cleveland, and the Ramsey County Historical Society’s
operations at the northwest corner, including Gibbs Museum of Pioneer and Dakota Life,
the City of Falcon Heights will be home to two popular metropolitan area museums.
The City intends to encourage compatible improvements on public and private land in
this growing recreational and cultural nexus surrounding the Cleveland/Larpenteur
intersection. The City intends to work with the surrounding property owners, adjacent
cities and Ramsey County to improve pedestrian safety and access, to maintain and
expand trail and bikeway access among the amenities in the area, and to meet the parking
needs of the expected visitors to the area.
The Larpenteur Corridor: Goals and Policies
Larpenteur Corridor Goals
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1. To encourage the evolution of the Snelling/Larpenteur hub, especially between Arona
Street and Cleveland Avenue, into an extended “city center” connecting, rather than
dividing, the community.
2. To encourage the evolution of the Cleveland/Larpenteur hub into a well-designed
civic, cultural and recreational precinct and an attractive gateway to both the City of
Falcon Heights and the University of Minnesota.
Larpenteur Corridor Policies
1. Make sure all development follows the City’s sustainability and resiliency goals.
1.2.Conduct in-depth corridor studies of both Larpenteur and Snelling Avenues in Falcon
heights to determine the design priorities for these arteries and to determine the best
ways to meet the City’s objectives.
2.3.Establish mixed-use overlay districts to encourage infill and redevelopment of
existing commercial and multi-family properties along the Larpenteur corridor. Exact
location of these districts would be determined by the results of the corridor studies;
this plan will be amended to recognize those results.
3.4.Allow flexibility in development standards on Larpenteur to recognize the challenge
of redeveloping small properties on a scale similar to surrounding residential
development
4.5.Require pedestrian and local traffic connectivity between new development and
surrounding portions of the City. Discourage plans that restrict vehicular access to
new developments to Larpenteur Avenue only.
5.6.Require appropriate transitional zones of open space between existing single-family
neighborhoods and any new development of institutional or agricultural land.
6.7.Employ the health impact assessment and other tools to ensure that new development
along Larpenteur Avenue is safe, attractive and walkable and enhances the quality of
life for residents of the City.
7.8.Work with the University of Minnesota to improve the streetscape along Larpenteur
west of Fairview.
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3. Neighborhoods
The City of Falcon Heights is primarily a residential community dominated by modest,
well-maintained single family homes built in the mid-20th century. Slightly less than a
third of the total residential units are apartments, for which there is a constant demand
because of proximity to the University of Minnesota. About 15% of the City’s housing is
in a student housing cooperative on the university campus.
Falcon Heights Neighborhoods
The geographical barriers of major roads, open fields, fairground and campus give the
neighborhoods of Falcon Heights clearly defined identities. The neighborhoods are also
distinguished by age and type of housing, and by typical lot size.
Figure 9: Falcon Heights Residential Neighborhoods
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North of Larpenteur and east of Snelling. This neighborhood, sometimes called the
“Northeast Quadrant,” is the largest in the city. It is characterized by ramblers and ranch-
style homes built from the 1930s to about 1960, on deep lots of typically about 10,000
square feet. Streets are straight and connected, primarily north/south; most blocks do not
have sidewalks or alleys. Older homes on deeper, more heavily wooded lots are
concentrated along Hamline and the east end of Larpenteur.
South of Larpenteur and east of Snelling. Traditionally called Northome, this
neighborhood is characterized by one-and-a-half story homes built before the end of
World War II and, west of Arona Street, ramblers built between 1945 and 1952. Most lots
are under 7,000 square feet. The houses face east-west streets laid out in a grid pattern.
Most blocks have alleys and sidewalks. The neighborhood is similar to St. Paul’s Como
neighborhood to the south. Recently two large apartment buildings and fourteen
townhomes were added to this neighborhood at Falcon Heights Town Square at the
southeast corner of Larpenteur and Snelling.
North of Larpenteur and west of Snelling. This diverse neighborhood adjacent to
university agriculture fields has a broad range of housing, including older homes on large
lots facing Snelling Avenue, a 1950s development of suburban ramblers, and a small
complex of up-scale townhomes built in the 1990s. Lot sizes vary from about 10,000
square feet to over 25,000 square feet. There are no alleys and few sidewalks. A four-
building apartment complex is located at Fry and Larpenteur.
South of Larpenteur, Snelling to Fairview. Three apartment complexes, interspersed with
commercial properties and public land, stand on the south side of Larpenteur, west of
Snelling and adjacent to the State Fairground and University fields. Hollywood Court, a
tiny single-street, one block neighborhood of homes built before 1950 on lots of about
7,000 square feet, is tucked in between the State Fair and the TIES building at the
southwest corner of Snelling and Larpenteur. Access to all of these residences is from
Snelling or Larpenteur only. These residents are largely cut off from the other City
neighborhoods by these busy streets.
Fairview, Lindig and Tatum Streets. This area reflects the same kind of diversity seen in
the neighborhood along the west side of Snelling: individually built homes on large lots
(10,000 – 53,000 square feet) on Fairview, Roselawn and Lindig and a development of
post-World War II ramblers on 9,000 – 10,000 square foot lots along Tatum. The
absence of sidewalks, the quiet location, and the “common back yard” identity of the
unbuilt back lots north of the end of Lindig street reinforce the semi-rural character these
residents prize.
Falcon Woods. With access only from Roselawn Avenue on the north, winding streets
and wedge-shaped lots, this neighborhood has the most “suburban” character in the city.
The homes were built in two stages, the northern portion in the 1950s and the southern in
the 1980s. Typical lots are about 10,000 square feet. Maple Court, a complex of 24
attached condominium townhomes built in 1993, stands just to the south of Falcon
Woods off Prior Avenue north of City Hall. Although this neighborhood has no
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sidewalks along the residential streets, it is well provided with pedestrian connections to
Prior and Larpenteur to the south and to Community Park on the west.
University Grove. Located between Hoyt Avenue and the University golf course, west of
Cleveland Avenue, University Grove is a distinctive neighborhood originally intended for
University faculty and staff. The Grove is adjacent to St. Anthony Park, one of St. Paul’s
most desirable neighborhoods. Homes in the Grove were built between the 1920s and the
1970s in a myriad of styles, each individually architect-designed. Homeowners are
lessees of their lots, which remain the property of the University of Minnesota, and
properties are subject to neighborhood association governance as well as City zoning
code. The neighborhood features common green areas in the interiors of blocks, plenty of
sidewalks and pedestrian paths, and a small neighborhood park. 1666 Coffman, a 92-unit
condominium apartment building for retired University employees stands at the north
side of the neighborhood at Coffman and Larpenteur
Future Directions
Falcon Heights is looking to preserve the quality and character of its mid-20th Century
neighborhoods. The well-maintained cottages, ramblers and ranch-style dwellings behind
green lawns on tree-lined streets have a "retro" charm that, with the convenient location
of the City, makes Falcon Heights a desirable place to live. However, by post-1990
suburban standards, the lots, homes and garages are relatively small, and today's residents
desire more living space. The City's challenge is to encourage reinvestment and home
improvement that respects the style and character of the existing housing and the
proportion of landscaped space, while creating more usable space and convenience.
This plan establishes four broad categories of residential use as follows:
Traditional Neighborhoods (R-1 and R-2)
These areas correlate with established single-family residential neighborhoods
(University Grove, Falcon Woods, Northome, Northeast and Maple Knoll) where only
very limited in-fill residential development is possible due to the absence of vacant land.
These are neighborhood conservation areas where it is the City's intent to preserve
neighborhood values and aesthetic character, encourage the continual upgrading of the
housing stock and maintain existing development densities of one to six units per acre. At
neighborhood edges, it is the City's intent to consider compatible residential
redevelopment at higher densities.
Traditional Medium Density Residential (R-3 and R-4)
These long-established multi-family buildings are generally located along Larpenteur and
Snelling Avenues in close proximity to areas of higher activity such as the Snelling and
Larpenteur Commercial Core and to the two main bus transit routes that cross the City.
Densities range from 12 to 46 units per acre. Off-street parking is limited. The City’s
policy for the last 20 years has been to limit new medium density residential development
to 12 units per acre.
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If medium or lower density redevelopment were to be proposed for these zones and other
transitional areas, the City will require that rebuilding not reduce the amount of available
housing in the City overall. To provide for attached townhome development and other
medium density housing, the City will reinstitute the R-3 zoning district discontinued
since the last comprehensive plan.
Transit-Oriented/Multi-Use Residential
Falcon Heights Town Square at the southeast Corner of Snelling and Larpenteur Avenues
is an example of a kind of housing that is becoming more common in the inner suburbs of
the Twin Cities. Retail space may occupy the ground floor, while upper floors are
residential. Buildings are set forward toward the street, and parking is moved
underground or to the interior of the property. Densities range from 12 to 46 units per
gross acre with mixed-use structures requiring at least 75% of building occupancy to be
residential use.
Falcon Heights Town Square’s largest building, the closest to Snelling, is one story taller
than any other multi-unit building in the city. To meet projected housing needs, the City
intends to consider similar multi-use development, with increased height limits and
housing densities similar to comparable properties in the City, along the Larpenteur
corridor, should any of the larger properties, presently zoned for business or medium
density residential, become available for redevelopment. Substantial green spaces will be
preserved between future development and existing neighborhoods to provide
connectivity between neighborhoods (pedestrian, motorized and non-motorized traffic)
and to preserve natural resources prized by Falcon Heights residents, including open
space, views and access to natural light.
New Neighborhoods
Although it is unlikely that the University of Minnesota will release any of its agricultural
land for private development, it is the City’s responsibility to take that remote possibility
into account in its planning. If land should become available, future neighborhoods in
these areas will be designed to conserve public open land, especially adjacent to existing
neighborhoods, to include pedestrian and bicycle paths and access to transit, to provide
connected street plans compatible with existing Ramsey County street names and address
numbering, and to provide a variety of housing types and prices, including multi-family
and mixed use building along the Laupenteur Avenue Corridor and compact single family
residential uses elsewhere. Until that time, it is in the City’s interest to designate these
lands as reserved for public use and establish overlay districts to ensure that any future
changes in use meet the objectives of this plan.
Neighborhoods: Goals and Policies
Neighborhood Goals
1. To encourage homes to become as efficient as is reasonably possible through
improved such as insulation and air sealing and high efficiency HVAC and water
heating.
1.2.To improve the quality, appearance and maintenance of housing in neighborhoods.
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2.3.To enhance access and safety for pedestrians and non-motorized transportation.
3.4. To minimize land use and traffic intrusions that adversely impact established
neighborhoods.
4.5.To continue the well-maintained residential character of existing neighborhoods.
5.6.To encourage the availability of a diverse housing stock.
6.7.To provide opportunities for affordable housing in proximity to public transportation,
commercial services and recreational facilities.
Housing/Neighborhood Policies
1. Encourage all redevelopment or maintenance projects to include improving efficiency
which will in turn improve durability, health and safety.
1.2.Adopt and encourage “best practices” to promote public health and encourage an
active lifestyle for residents. Require a health impact assessment for new
development/redevelopment.
3. Enforce the housing chapter of the city code to assure the maintenance of existing
housing stock. Pursue improvements to this chapter such as adoption of a uniform
standard, such as the International Housing Maintenance Code.
4. Encourage making the home solar ready during improvement projects.
a. Encourage new housing that incorporates EV readiness in garage construction.
2.5.Pursue and encourage housing rehabilitation programs, such as the Housing Resource
Center.
3.6.Continue to support rental assistance programs through the Metropolitan Housing and
Redevelopment Authority Section 8 Program.
4.7.Encourage home ownership by participating in community land trust programs, as
opportunities and funding allow, to keep a proportion of homes affordable.
5.8. Monitor and maintain the quality of rented single-family housing by requiring
registration and regular inspection of rental housing.
6.9. Space group homes in residential districts with not less than 1/2 mile between homes,
as allowable by state statutes.
7.10. Continue to eliminate zoning code violations and nuisance conditions that
adversely affect neighborhoods.
8.11. Maintain the single-family character of the existing residential neighborhoods
and discourage redevelopment that may be considered a change in use unless
irreversible blight can be demonstrated.
9.12. Allow the remodeling of existing residential structures and accessory uses
without adversely affecting the character of the neighborhood or substantially
reducing required open space.
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10.13. On transit routes, allow the replacement of existing medium-density multi-
family structures at equal or higher density, incorporating best practices for
conserving green space and promoting active living.
11.14. Enhance and upgrade the value of residential properties through street
maintenance and improvement programs that complement and enhance the residential
character of neighborhoods, including the addition of walkways and lighting.
12.15. Maintain the present mix of housing but consider a variety of housing types
and cost ranges if existing business or multi-family properties are redeveloped or if
University of Minnesota property becomes available. Establish design guidelines and
standards to ensure that any new development promotes good health and preserves
public open space.
13.16. Permit only compatible businesses adjacent to residential uses and in mixed
commercial-residential development, and place special conditions upon business uses
to assure compatibility when appropriate.
14.17. Require that any re-subdivision of existing lots on developed blocks in
residential areas conform to other lots within surrounding blocks, and be accessed in a
similar manner.
15.18. Continue to build the Neighborhood Liaison program, Community Emergency
Response Team and other community organizations for communication and security.
16.19. Encourage neighborhood connectivity by installing sidewalk systems and
decorative street lighting to make streetscapes more welcoming.
17.20. Continue to implement an aggressive shade tree program and replace removed
trees as quickly as possible.
18.21. Encourage landscaping practices that reduce water consumption and minimize
runoff.
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4. Business and Commercial Districts
Although Falcon Heights is primarily a residential City outside of its large public
institutions, it possesses a small but important business community distributed along
Larpenteur Avenue. (Please see the Larpenteur Corridor section for additional
information about business and commercial lands in Falcon Heights.) It is vital to the
sustainable future of Falcon Heights and to the health and well-being of its residents that
the City retain and improve the existing viable businesses and encourage businesses that
offer goods and services to the nearby neighborhoods.
Existing Business Land Use in Falcon Heights
The City is served by a central business district at the intersection of Snelling and
Larpenteur Avenues, a limited business district (offices and professional services) at Prior
and Larpenteur, and a number of smaller businesses along Larpenteur, mostly oriented
toward local retail and service needs. A retail cluster on Hamline Avenue between Hoyt
and Idaho has been a valued neighborhood retail center for generations.
Snelling Larpenteur Commercial Core
The Snelling/Larpenteur commercial core was originally developed in the 1940s and is
the only large retail area in Falcon Heights. By the 1980s, due to outdated design and
amenity standards and access limitations imposed by the high traffic volumes on Snelling
and Larpenteur Avenues, it was no longer functioning well in its original use as an auto-
oriented shopping center. As presently configured, the Snelling and Larpenteur
thoroughfares impose severe limitations on the extent to which the area can accommodate
pedestrian traffic or function as an integrated retail center. As a result the four quadrants
of the district have evolved somewhat independently over the last several decades.
The northeast quadrant, known as Falcon Crossing, was redeveloped in the mid 1980s
utilizing tax increment financing for public improvements in support of private
investment. The redevelopment replaced retailer Flower City, which was destroyed by
fire in 1982, and a row of older neighborhood businesses. An aging restaurant was
replaced by Dino’s Gyros in 2004 as part of the redevelopment on the southeast corner.
Dino’s and Falcon Crossing share parking and access. Falcon Crossing has a history of
full occupancy. The quadrant is expected to remain relatively stable, although traffic,
parking and pedestrian safety will continue to be a challenge.
The northwest quadrant, occupied by a small shopping center, a restaurant, furniture store
and gas station, underwent some significant cosmetic upgrades in between 2003 and
2006. Since 1990, small businesses catering to neighborhood needs have somewhat given
way to larger “destination” retailers, though these locally owned businesses are still in
scale with the limited space and parking available on the site. These limits, along with
proximity to a residential neighborhood and access issues imposed by the highways, pose
challenges for any future redevelopment. None is anticipated at this time.
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The southeast quadrant of the Snelling/Larpenteur is occupied by the Falcon Heights
Town Square which provides 175 apartments: 56 in a senior apartment building and 119
in a multi-family building, of which 25 are designated affordable. Fourteen owner-
occupied town homes are also part of the complex. The multi-family building contains
12,000 square feet of commercial space on the first floor. Parking is removed from the
streetscape into the interior of the block and underground.
In the next two decades, the most likely quadrant of the Snelling/Larpenteur Core to see
redevelopment or repurposing is the southwest. Preserving the original art deco building
would be a high priority in any future re-purposing or redevelopment of the southwest
quadrant. The property, long the home of Harvest States Cooperative, is now owned by
TIES, a non-profit corporation serving technological needs of school districts. Although
TIES leases out space to other entities for office use, the site as a whole is underutilized,
and the western portion of the property, still occupied by the building that once served as
Falcon Heights fire station and city hall, is used for little besides overflow parking.
General improvements to the Snelling/Larpenteur commercial district since 2000 include:
Increase in landscaped area, container plantings and trees
Elimination of billboards and replacement of unattractive and disorganized signage
by new, less intrusive signage at all three commercial corners
New bus shelters
Refurbished street lights
Pedestrian scale transit improvements as a part of the A-Line arterial BRT
Remaining issues:
Street and walkway configuration that is hazardous to pedestrians
Minimal landscaping separating walkways and streets from parking lots
Difficult vehicle access from public streets due to street improvements that have
improved traffic flow at the expense of retail accessibility.
High proportion of paved surface contributing to storm water run-off and detracting
from the visual attractiveness of the area.
Based on its size limitations and fragmentation, the Falcon Heights commercial core will
not be able to compete successfully with nearby retail centers in Roseville for specialty
retail and “mall” shopping. Its primary role will be that of satisfying the neighborhood
convenience retail needs of a relatively small market area consisting of Falcon Heights
and parts of Roseville and St. Paul. Its secondary role will be to function as a specialty
retail/service and office center with particular emphasis given to the retention of existing
businesses at Snelling and Larpenteur. Additional housing should be considered as an
element of any future redevelopment, to take advantage of this location at the intersection
of two important transit routes.
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Future Directions
Retaining viable businesses and maintaining commercial properties, while improving the
mix of local goods and services, is a high priority for the City of Falcon Heights. Based
on the lack of a vacant land resource and the adequacy of commercial services in the
general market area, the City of Falcon Heights does not intend to create additional
commercial areas on land that is under the City’s land use controls in 2018. Instead, the
City intends to encourage improvement and redevelopment of existing commercial
business areas in a manner that is in keeping with competitive contemporary retail/service
standards of design and quality for a community-oriented business district. It is also the
intent of the plan to
create an attractive, easily accessible, walkable and visually secure commercial
area for retail customers.
minimize adverse impacts on adjacent residential areas.
Where appropriate, consider additional housing as an element in any
redevelopment of existing commercial property, in order to meet projected
housing needs by 2040.
Given the limited land area for commercial use in the city, 1.8% of the total land use, it is
the intent of the city to attract businesses that serve the people who live and work in
Falcon Heights and nearby, rather than a broader consumer base. The broader consumer
base is served by the larger, more diversified and readily accessible commercial areas in
the adjacent cities of St. Paul and Roseville as well as nearby Minneapolis.
The plan also intends to include only businesses that are compatible and complementary
to the adjacent residential areas, and to exclude uses that are not fully compatible with
adjacent residential uses or are not consistent with the community focus of the city's
commercial districts. This is especially important because, given the limited land supply
and corresponding limited transitional areas, all commercial structures are within 270 feet
of residential structures; and many commercial buildings are within 40 to 50 feet of
residential buildings and homes.
An exception may include the expansion of the Snelling/Larpenteur core west of Snelling
Avenue, should the University or State Fair choose to divest themselves of the
agricultural and fairground lands north and south of Larpenteur, east of Fairview. It is the
City’s intent to guide these areas toward medium to high density residential use mixed
with compatible businesses that serve the local area
The City’s existing Land Use Plan establishes three categories of commercial/business
use including the Snelling/Larpenteur Commercial Core, Neighborhood Convenience and
Limited Business as follows:
Snelling/Larpenteur Commercial Core (B-3)
It is the intent of the City to see all four quadrants of the intersection of Larpenteur and
Snelling Avenues maintained and improved as the community’s only major
commercial/shopping center as well as a junction of vibrant neighborhoods. It is intended
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that the core maintain its mixed use character, including transit-oriented housing, that it
be upgraded and redeveloped, as appropriate, to improve its accessibility and its
commercial viability as a community retail area, while meeting standards of design that
are consistent with the City's goals.
It is the intent of the City that the core continue to provide limited retail trade, business
services and offices to satisfy the needs of the immediately surrounding community and
complement the adjacent residential areas. Some uses which draw from a larger market
area are permissible provided they do not have the potential for negative impacts on
adjacent residential property.
It is further intended that each individual quadrant of the core be planned and developed
as an integrated unit or cluster of shops, businesses, and – where appropriate – residences
that are capable of functioning as a unit and sharing parking to the maximum degree
possible. The City will consider housing-only redevelopment in the southwest quadrant
as long as it is compatible with the transit-oriented, urban character of the other three
quadrants, preserves the historic TIES building and provides a significant share of the
City’s housing needs projected by 2040.
Activities and improvements that will be considered for the Snelling/Larpenteur
Commercial core include:
Establishment of sign and design guidelines for improvements throughout the
core.
Placement of electrical and telephone utilities underground.
Planning and implementation of parking, circulation, lighting and landscaping
improvements.
Improvements that increase pedestrian safety.
Neighborhood Commercial (B-1)
Located at the extreme eastern boundary of the City of Falcon Heights and on small
parcels scattered along Larpenteur Avenue, these existing retail goods and service areas
are intended to continue to provide only limited service to relatively small market areas.
They are not intended to expand beyond their present boundaries and any changes in use
are intended to be dealt with on a case-by-case basis. These centers generally consist of
freestanding buildings which function independently of one another.
Limited Business (B-2)
These areas are primarily intended to accommodate a limited array of service
establishments including governmental, professional and general office and studio uses
and banks and financial institutions. It is the City’s intention to consider mixed use
including housing and neighborhood convenience retail businesses (as in B-1), in
addition to the present uses, should these areas become available for redevelopment, in
which case these properties will be eligible for reclassification.
Mixed Use Commercial/Residential
These areas are comprised of both residential and commercial used, either in horizontal
or vertical mixture. The density will be a minimum of 10 units per acre and a maximum
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of 30 units per acre with an anticipated minimum of 75% comprised of housing. The
reaming 25% shall be a variety of commercial and office space. These areas provide
buildings that are closer to the street, with a focus on providing a pedestrian-friendly
environment.
A multi-use complex at Falcon Heights Town Square in the southeast quadrant of the
Snelling/Larpenteur Commercial Core is the first mixed use commercial/residential
structure of its type but it is unlikely to be the only such development in Falcon Heights.
In addition to the existing categories of commercial/business use, the City intends to
establish a new flexible multi-use category as an overlay district where infill development
is likely to be proposed.
Commercial/Business Districts Goals and Policies
Commercial/Business Goals
1. To encourage businesses to become more energy efficient, consider adding
renewables or becoming solar ready and generally try to decrease their carbon
emissions.
1.2.To allow an appropriate range of businesses that satisfy the convenience goods and
service needs of residents.
2.3.To ensure maximum compatibility with adjacent neighborhoods.
3.4.To ensure access and safety for pedestrians and those using non-motorized
transportation
4.5.To improve the image and function of the Larpenteur Corridor and the commercial
core at Snelling/Larpenteur.
5.6.To improve access, traffic circulation and on-site parking for the Commercial Core at
SneIling/Larpenteur.
6.7.To provide convenient parking in sufficient amounts to meet parking demand.
7.8.To provide high density mixed use development close to bus transit routes when
larger sites are redeveloped.
Commercial/Business Policies
1. Encourage energy conservation and carbon emission reduction.
2. Encourage the use of renewable energy, and .encourage private businesses to develop
EV charging stations and promote the benefits of having this available to employees
and customers.
1.3.Guide development toward existing neighborhood/ convenience commercial areas in
clusters rather than in strip developments along major streets.
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2.4.Require health impact assessments and environmental impact assessments for new
development or redevelopment.
3.5.Require sufficient parking but encourage shared parking with other land uses to
minimize hard surface coverage and improve the visual appearance of parking areas.
4.6.Promote attractive parking areas and infiltration by requiring landscaped traffic
islands and setback areas.
5.7.Encourage and facilitate aesthetic improvements to building facades, parking,
signage, landscaping and lighting throughout the Larpenteur Corridor and
Snelling/Larpenteur commercial core.
6.8.Encourage building and sign designs to be in scale with the small town character of
the City.
7.9.Maximize land use compatibility by requiring buffering, screening and landscaping
between new commercial uses and residential areas and, wherever possible, between
existing commercial uses and residential uses to minimize conflicts.
8.10. Require that any redevelopment project that may logically extend beyond the
area already zoned for commercial use have a straight boundary that generally
correlates with a public street line or the rear lot lines of residences and take all of the
property to the project boundary. Further, where such extension of a project takes
place, extraordinary setbacks and landscaping be required to mitigate neighborhood
impacts and storm water runoff and to conserve open land.
5. Agricultural and Institutional
Comprising two-thirds of the City's total area, the University of Minnesota St. Paul
campus/golf course/museum/soccer fields and the State Fair are the uses that have the
potential to most influence growth over the next 20 years. Both institutions are
autonomous which means that the City has no regulatory authority so long as land is used
for its intended public purposes. While both institutions provide most of their own
services, continuing close communication is essential to minimize conflict and coordinate
public service deliveries. Particular attention needs to be given to transit and sanitary
sewer coordination/ cooperation and to emergency preparedness. Additional institutional
facilities include the City of Falcon Heights City Hall and Elementary School.
University of Minnesota
The St. Paul campus, comprising 452 acres, houses the University's Colleges of
Biological Science, Veterinary Medicine, Food/Agriculture/Natural Resources and part of
the College of Design, as well as the Raptor Center. The campus had a 2007 enrollment
of approximately 6000 students and a dormitory population of 505 students (Bailey Hall).
(The University no longer separates enrollment statistics for the two Twin Cities
campuses, counting them as one.) Additionally, Commonwealth Terrace, a married
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student apartment complex, contains 464 housing units, of which 331 are in Falcon
Heights and 133 are in St. Paul.
Following a decline in the 1980s and 1990s, enrollment has increased significantly since
2000 on the Twin Cities campuses. Demand for student housing near campus has also
increased. Private development of new student housing on University land could come
under the City’s land use jurisdiction. Only one such project is under consideration at this
time within Falcon Heights, a proposed fraternity house at the southeast corner of
Commonwealth and Cleveland adjacent to Commonwealth Terrace.
Though it is within the City's limits, the University is autonomous. The University
provides its own police, fire, public utility and bus services. The City bills it for sewer
service.
The University’s Les Bolstad Golf Course occupies 204 acres of land along Larpenteur
Avenue between Cleveland and Fulham. No major improvements are proposed which
would cause it to grow beyond present boundaries. Although not under the City’s
jurisdiction, the golf course is considered a valuable community asset. The University
also operates the Elizabeth Lyle Robbie Stadium at 17415 Cleveland Avenue just north
of Larpenteur Avenue.
The University has conducted agricultural experimentation and research at this site for
over 100 years. It is not known to be interested in selling any of its land for private
development, an action that would bring such lands under the City's regulatory control.
Nevertheless, plans can change, and the City is prepared to incorporate these public lands
into its updated comprehensive plan should the University decide to sell or repurpose any
of the campus in the future.
The University of Minnesota is operating the Bell Museum which includes science, art,
and a planetarium all with a unique Minnesota perspective. High-tech exhibits, wildlife
dioramas, outdoor learning experiences and more will draw tourists to Falcon Heights.
The Museum occupies 21.28 acres of land on Larpenteur Avenue West.
State Fairgrounds
The Fairgrounds property comprises 288 acres. It is the site of the State's largest outdoor
event, drawing people from all over the State to Falcon Heights. Like the University of
Minnesota, the State Fair is autonomous which means that the City has no regulatory
control over Fairgrounds lands.
Periodically, there have been discussions about moving the State Fair to a different
location where traffic could be better handled. The City does not favor relocation of the
Fairgrounds but would entertain the use of some land in the vicinity of Snelling and
Larpenteur Avenues for non-fair commercial or mixed-use development provided it does
not exacerbate parking problems during the State Fair. Any non-fair use of land would
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fall within the City's regulatory jurisdiction and the City should make sure that any land
use change is compatible to the objectives outlined in this plan.
City Hall
The City of Falcon Heights currently occupies 3.83 acres of land where their City Hall is
located along West Larpenteur Avenue. Within City Hall, administration and operations
occur
Elementary School
The Falcon Heights Elementary is a K-6 neighborhood school serving approximately 480
students. The school functions under the Roseville Area School system.
Future Directions
It is the current policy of the University to retain ownership of all of its land and that of
the State Fair to continue to operate in Falcon Heights. It is the City's intent to encourage
both but, recognizing that circumstances change, the City wishes to influence future
institutional policy directions to reflect the City's best interests. To that end, the City
intends to recognize the present and likely future use of these lands by designating them
as public lands, discontinuing the dual P-1/R-1 zoning continued in the 2009
comprehensive plan. Institutional land operated by the City of Falcon Heights including
the City Hall, Soccer Fields has not future anticipated change. The Elementary School
should continue to operate into future years.
Agricultural and Institutional Lands: Goals and Policies
Agricultural and Institutional Lands: Goals
1. To encourage the State Fair, as it currently operates, to remain in Falcon Heights.
2. To encourage the University of Minnesota to retain its agricultural research lands in
Falcon Heights.
3. To continue to communicate and cooperate with University of Minnesota and State
Fairground staff in planning considerations which include traffic and pedestrian
circulation, conflict avoidance with nearby business and residential areas, visual
appearance and drainage considerations.
4. To promote the evolution of a vital civic, cultural and recreational precinct around the
Cleveland/Larpenteur intersection that serves both the City and the institutions and
provides an attractive gateway to the area.
Agricultural and Institutional Lands: Policies
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1. Work with the University of Minnesota and the State Fairground staff to keep
informed of any significant changes in long-range development plans.
2. Encourage the University of Minnesota physical plant to expand south of Larpenteur
in areas adjacent to the built campus rather than in agricultural lands and open spaces.
3. Encourage the University of Minnesota to formulate future plans for the
Larpenteur/Cleveland area to be compatible with nearby cultural and recreational
resources, planned and existing.
4. Regulate all non-university development/use of University owned lands.
5. Create a university housing overlay district to establish design guidelines and
standards for privately owned university group housing (such as dormitories or
fraternities) developed on University owned land that may come into the City’s
jurisdiction.
6. Regulate non-State Fair development on the State Fair property.
6. Future Land Use
The Future Land Use Plan identifies several categories to guide development and
redevelopment in the City of Falcon Heights. These generally include residential uses,
commercial uses, mixed use, parks, playgrounds, open space, and institutional. Large
acreages of the City are owned by the University of Minnesota or are the State Fair
Grounds. In summary, the City of Falcon Heights does not expect large scale changes in
land use by 2040. In fact, no new growth is projected to occur past 2020. Therefore,
future land use will most likely feature little change. Redevelopment will be market-
driven and is most likely to be concentrated along Larpenteur Avenue on sites that are
presently zoned for either business or multi-family residential use. The map (Figure 13) is
based on assumptions that have been outlined in this section.
The University of Minnesota including the Golf Course, Agricultural Research, and
Museum will not convert any of its land to private use and development. The State
Fair Grounds will continue to operate as-is and not convert any of their land for
private use or development.
The market will encourage redevelopment of larger commercial properties along
Larpenteur Avenue
Existing single-family neighborhoods in Falcon Heights will continue to be highly
valued places to live.
There will be demand for additional transit-oriented housing close to Larpenteur
Avenue.
There will be increasing public demand for redevelopment that supports pedestrian
and non-motorized access to shopping and public amenities in the city.
Additional institutional uses including the Elementary School, City Hall and Soccer
Fields will remain as they stand and will not switch to private development or use.
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Table 12: 2040 Land Use
Land Use Acres Percent of
Total Acres
U of M Agricultural Research 264.7 18.5%
State Fair Grounds 265.0 18.5%
Civic 4.7 0.3%
U of M Golf Course 162.8 11.4%
U of M Bell Museum 21.3 1.5%
Elementary School 9.7 0.7%
U of M Soccer Fields 7.8 0.5%
University of Minnesota 222.73 15.6%
Limited Business 16.2 1.1%
Low Density Residential 359.3 25.1%
Medium Density Residential 27.9 2.0%
Mixed Use Residential 46.8 3.3%
Neighborhood Commercial 2.7 0.2%
Park and Recreation 18.9 1.3%
Formatted Table
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FIGURE 10: Future Land Use – 2040
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IV. Community Systems and Services
1. Parks and Open Spaces
The character and function of parks shown on the land use plan are described in greater
detail in the 2014 Falcon Heights Parks Improvement Study. The mission of the City’s
Parks and Recreation Department is to provide quality parks and recreation programs that
promote healthy and active lifestyles to benefit residents and foster a sense of
community. Providing convenient access to parks and open spaces is considered part of
this mission.
Existing Parks and Open Spaces
Falcon Heights has four developed parks totaling 24.65 acres, equivalent to
approximately 4.3 acres per 1,000 population. This is significantly less than the National
Park and Recreation Association standard of 25 acres per 1000 residents. The City does,
however, embrace the Minnesota State Fairgrounds, the University of Minnesota
agricultural fields and the public University Golf Course, none of which are included in
the calculation of park needs. (The University recreation areas are, however, counted in
the “Parks, Recreation and Preserves” category in Table 5, page 30, and on the
Metropolitan Council 2016 Land Use data, Figure 5.)
Of the 24.65 acres, the City owns less than 2.0 acres of park property. The City leases
16.5 acres of land for park use from the University of Minnesota. Falcon Heights
Elementary School provides an additional 6.25 acres of park land. Four small open
“commons” areas, 2.1 acres in all, are located in the University Grove neighborhood.
These are not maintained by the City and are not counted in total park acreage.
Of the four existing parks, one is classified as a community park, two as neighborhood
parks and one as a mini-neighborhood park. Curtiss Field, which serves one of the largest
neighborhoods, underwent expansion and major renovation during the summer of 2004,
when a portion of the former Snelling Drive frontage road was incorporated into the park.
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Table 13: Falcon Heights Parks and Open Spaces
Name Size
(acres)
Land
Ownership
Park
Classification
Facilities
Community
Park
14.5 20 year lease Community
Park
Community building, ball
fields, soccer fields, tennis
courts, skating, hockey,
fitness, course, horseshoes,
play equipment, picnic
shelter, community garden,
trails
Curtiss Field 1.9 City of Falcon
Heights
Neighborhood Hard court, skating/hockey,
tennis bang board, warming
house, ball field, play
equipment
University
Grove
2.0 Yearly lease
renewal
Neighborhood Hard court, skating/hockey,
tennis bang board, play
equipment, picnic tables
Falcon Heights
Elementary
School
6.25 Roseville
School District
#623
Neighborhood/
School
Play equipment, basketball
courts, ball field, skating,
hockey, hard court
Formatted Table
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Future Directions
The City completed a Falcon Heights Parks Improvement Study in 2014 independent of
this Comprehensive Plan.
There are no existing or proposed metropolitan park facilities within Falcon Heights.
However, Como Regional Park is less than half a mile from the City’s easternmost
neighborhood, and the proposed Mississippi Como Trail will, if constructed, pass near
the City’s southern border. Roseville parks are also nearby. Connections among these
parks and trails would benefit all communities concerned.
Figure 12: Regional Park System
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Parks and Open Spaces: Goals and Policies
Parks and Open Space Goals
1. To develop a park system to serve both neighborhood and community needs.
2. To provide a variety of recreation programs and events for all ages, abilities and
economic groups in a cost-effective manner that best serves the needs of the
community.
3. To promote healthy and active lifestyles for residents and visitors through quality
leisure programs and well-maintained parks and trails.
4. Provide and maintain convenient access to city parks, businesses, and neighborhoods
to encourage people to be mobile and active.
Parks and Trails Policies
1. Upgrade and improve existing parks.
2. Offer park/recreation programs to residents that complement recreation programs
available from surrounding cities and the school district, and duplicate programs only
when necessary.
3. Cooperate with the University of Minnesota and the State Fairgrounds in shared use
of recreation and open space lands.
4. Acquire additional park land through the City's land acquisition and park dedication
program if land is sold and developed.
5. Include park accessibility in design of new and upgraded parks.
6. Provide space for community gardens.
7. Pursue opportunities to expand trail and sidewalk facilities throughout the City.
especially to improve connections to existing parks outside of Falcon Heights,
example: a designated bike route to connect Falcon Heights to Como park
8. Utilize community events as outreach opportunities to inform and involve citizens in
city government and outreach programs..
9. Increase resiliency to weather events by the planting of buffer zones in park borders
and public building properties or on public right of ways next to streets.
10.
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2. Other Community Facilities and Services
City Hall/Community Room
The City has a staff of eight full-time employees housed in a 15,104 square foot City
Hall/Community Center located on Larpenteur Avenue just east of Cleveland Avenue.
Departments at City Hall include Administration (5 employees) and Public Works (3
employees. The structure was built in 1982 and contains a large multi-purpose meeting
room which functions both as a community room and a Council Chambers. There are
currently no plans for expansion; the existing facility is considered sufficient to serve the
population growth forecast to 2040. Unless substantial residential growth occurs on
University of Minnesota property north of Larpenteur, there will be no need to do more
than maintain and remodel the present facility.
Technical Services
The City contracts with the City of Roseville for engineering and information technology
services. The City’s staff computers and internet-based telephone are connected by cable
modem to a network that covers 14 local units of government, managed by the City of
Roseville. The City is represented on the North Suburban Communications Commission,
which provides cable televising of City Council and Planning Commission meetings to
the community and cable TV service to City Hall.
The City is a member and active participant in the Ramsey County GIS User Group, a
consortium of cities, school districts, soil and water conservation districts and other
agencies that share costs for acquiring and maintaining geographic data. Through the
efforts of this group, public property information and maps are now available to residents
on the Internet for free.
Since 2001, the City has provided information and online services to residents through its
website, now named www.falconheights.org. The City website received a major upgrade
in 2006 with a move to GovOffice hosting, enabling online recreation program
registration and business licensing. In 2007 the newly recodified City ordinances were
added to the website.
Police, Fire and Rescue Services and Emergency Readiness
The City has a fire department that includes a paid on-call Chief, a part-time Fire
Marshall and a force of 20 volunteer fire fighters. The department has one station located
at City Hall, which serves the entire City within a five-minute response time. The City
has a very good ISO or fire insurance rating of 5. The adjacent City of Lauderdale
contracts with Falcon Heights for fire department services. The City contracts with St.
Paul for ambulance service.
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Even if the population continues to grow, there will be no need for additional fire
stations. Continuing improvements to the present facility plus new equipment will be
required as set forth in the Capital Improvements Program.
The City has contracted for police services from the Ramsey County Sheriff’s Office
from 2018 and before that with the City of Saint Anthony. The University of Minnesota
provides its own police, fire and rescue service.
Following the tragedy of September 11, 2001, the City of Falcon Heights, under the
leadership of Mayor Susan Gehrz, undertook a community-wide evaluation of local
readiness for disasters and emergencies and developed an action plan for preparation.
Out of this effort came the founding of a new City Neighborhood Commission and an
innovative Neighborhood Liaison program. Over 40 local residents and workers have
been trained through the Community Emergency Response Team (CERT) program to
supplement government emergency services in case of a local disaster or emergency.
Schools
Falcon Heights belongs to Roseville School District No. 623. Falcon Heights Elementary
School is located in the City. Elementary students residing east of Snelling Avenue attend
Falcon Heights Elementary School while those west of Snelling attend Brimhall
Elementary School in Roseville. All Falcon Heights public school students attend
Roseville Area Middle School and Roseville Area High School.
Falcon Heights Elementary was temporarily closed from 1982 to 1985 due to declining
enrollment. The school was reopened in September 1985 in response to growing numbers
of elementary aged children, drawn from Roseville as well as Falcon Heights. Current
enrollment is 480.
Future Directions
Police, Fire and Emergency Preparedness
The City intends to continue to contract for police and ambulance services. It intends to
maintain the volunteer fire department at current levels but will continue to evaluate the
potential for the sharing/consolidating of fire services with adjacent communities as
appropriate to maximize efficiency and minimize costs. The City will continue to participate
actively in countywide and metro-wide efforts to develop a coordinated emergency response
system.
Schools
The City intends to cooperate with the Roseville School District to foster the neighborhood
school concept and. improve safe pedestrian accessways to students on the approaches to
Falcon Heights elementary..
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City Administration
If the City's population increases according to Metropolitan Council forecasts, there will be
no need to expand City Hall. If, on the other hand, substantial new development takes place
on University of Minnesota or State Fair properties, there may be a need for the expansion of
City Administration office space on the present site.
Community Facilities and Services: Goals and Policies
Community Facilities and Services Goals
1. To assure maximum efficiency and economy in the delivery of public services.
2. To provide municipal services equitably to all residents.
3. To provide adequate space for municipal administration and related services.
4. To continue cooperation among the City and other governmental units including the
School District, the County, neighboring cities, the Minnesota State Fair and the University
of Minnesota.
Community Facilities and Services Policies
1. Provide emergency services including police, volunteer fire and rescue services
comparable to surrounding communities.
2. Continue to replace and upgrade equipment as necessary to maintain the present levels of
local service.
3. Provide adequate levels of police protection.
4. Provide adequate and efficient snow plowing service.
5. Provide meeting facilities for civic groups at City Hall and park buildings.
6. Continue to evaluate options for the least duplicative and most effective and efficient
delivery of municipal services including direct service, private contracts and cooperative
agreements with other governmental units.
7. Encourage the Roseville area schools to keep Falcon Heights Elementary School and
Brimhall Elementary School open and functioning as elementary schools.
8. Continue to expand the availability of City services over the internet by utilizing
communication tools to connect citizens to city government and to activities within the city. Ex:
email list serve, facebook or other social media push services.
9. Take advantage of opportunities for the city to act as an organizing point for providing
access to improvement programs such as roof top solar bulk buying programs.
10. Examine services used by the residents to find opportunities for improved cost and efficiency
through cooperative action, such as reduction in the number of sanitation haulers in the city to
preserve street facilities and the peaceful nature of our City.
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V. Protecting Special Resources
As required by state statute, a minimality’smunicipality’s comprehensive plan must also
include strategies for protection of special resources, including preservation, aggregate,
and solar access. Allow or encourage appropriate renewable energy installations. Provide
a financial or other incentive to private parties who add energy/sustainability
improvements, meet the SB 2040 energy standard, or renovate using a green building or
energy framework. These strategies are discussed below.
1. Natural Resources
The City of Falcon Heights has limited remaining natural resources. The City has no
lakes, streams or protected wetlands and only a relatively few manmade ponding areas,
many of which are located on University owned lands. It has no wooded lotswoodlots
other than golfthe gold course and residential street trees and it has relatively little
topographic relief. This is not to say that theTheTthe City is has both an urban/ and rural
is devoid of character , only that its and it’s most significant resources are not water
based thus requiring considerably less natural resource regulation. The City also has
virtually no privately owned vacant land that is environmentally sensitive or possessing
aesthetic character to warrant consideration for public acquisition for public use. Property
owned by the University of Minnesota containing water ponds, community garden, and
recreational facilities and used as City parks and facilities is very important land. Certain
privately ownedprivately-owned lands, however, may require protective action, such as
the garden lots north of Lindig Street.
The City of Falcon Heights has an Environment Commission. The Environment
Commission has been working on a number of topics including recently achieving the
Minnesota GreenStep Cities Step 5, working to improve recycling, energy efficiency, and
solar regulations. The Environment Commission will continue to strive to make Falcon
Heights more resilient.
2. Historic and Cultural Resources
The City's most important and meaningful resources are manmade or man-shaped and
they include huge expanses of permanent open space, wooded residential areas with tree
lined streets and historical sites as manifested in the Gibbs Farm, the Gibbs schoolhouse,
the Bell Museum, and the University of Minnesota agricultural research lands.
Gibbs Farm is the only site in Falcon Heights in the National Register of Historic Places.
The farmstead was settled in 1849, and the farmhouse built in 1854, making Gibbs Farm
one of the oldest non-native settlements in the area. The site was registered in 1975 and is
now owned by the Ramsey County Historical Society, which operates it as a museum,
featuring the 1854 farmhouse, the 1910 barn and an old one room school moved from
another site. The museum property is designated public land and will incorporate the
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acheived
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adjacent parcel that has previously been used as a single-family residence and bed and
breakfast inn.
The Saint Paul Campus of the University of Minnesota is a highly ranked global and
national land-grant college. The Morrill Acts of 1862 and 1890 funded educational
institutions by granting federally controlled land to the states for them to sell, to raise
funds, to establish and endow "land-grant" colleges. The mission of these institutions as
set forth in the 1862 Act is to focus on the teaching of practical agriculture, science,
military science and engineering (though "without excluding... classical studies"), as a
response to the industrial revolution and changing social class. This mission was in
contrast to the historic practice of higher education to focus on an abstract liberal arts
curriculum. A 1994 expansion gave land grant status to several tribal colleges and
universities. Ultimately, most land-grant colleges became large public universities that
today offer a full spectrum of educational opportunities.
As one of the nation’s top colleges of its kind, the
College of Food, Agricultural and Natural Resource
Sciences offers a wide range of degree programs at
the baccalaureate, master's and doctoral levels.
As the University of Minnesota’s most prominent
embodiment of the land-grant mission, the college’s
13 academic departments and 10 statewide research
and outreach centers have a long tradition of
groundbreaking research that affects people’s lives
both globally and locally.
The Bell Museum of Natural History was established by state legislative mandate in 1872
to collect, preserve, skillfully prepare, display, and interpret Minnesota's diverse animal
and plant life for scholarly research, teaching and for public appreciation, enrichment,
and enjoyment. Its governance belongs, by state legislative designation, to the University
of Minnesota. The world-renowned Minnesota wildlife dioramasdioramas,[3] numerous
animal specimens from all over the world, and the 120-seat digital Whitney and Elizabeth
MacMillan PlanetariumPlanetarium theater are highlighted features of the new facility.
With more than 4 million specimens, the Bell’s scientific collections have provided
opportunities for research and teaching since the museum’s inception in 1872.[7] The
museum recently launched the Minnesota Biodiversity Atlas, an online, searchable
interface integrating over 5 terabytes of data from the Bell Museum on birds, mammals,
fishes, plants, and fungifungi to enhance research capacity to perform a range of activities
from biological surveys to conservationconservation planning. (bellatlas.umn.edu) This
database contains over 400,000 scientific records and as many as 175,000 high-resolution
images with plans to expand entries and specimen photographs.
Although they have not been added to the National Register, tTherethere are a number of
historic structures on the grounds of the University of Minnesota campus and the
Minnesota State Fair. The City encourages efforts by these public institutions to preserve
those buildings that have a historic value to the community. The City is home to a
St. Paul Campus-Aerial photo of St. Paul
campus, facing south
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number of architecturally significant structures, most notably the TIES building at the
southwest corner of Snelling and Larpenteur. The unique University Grove neighborhood
between Cleveland and Fulham is a district of individually built architect-designed homes
constructed from the 1920s through the 1970s for the use of University faculty and staff.
Urban Planning for a Renewable Energy Future:
When considering sustainable development, environmental assessments shall
be completed by an inquiry of the socio-cultural, economical, juridical, aesthetical and
ethical aspects characterizing the planning or decision process. In terms of urban
planning, questions regarding urban compactness, morphology and building orientation,
related mobility effects, or the exchange of waste heat are examples of how urban
planning may influence the overall energy consumption figures.
Life Cycle Assessment (LCA) is a method to analyze the impacts on the environment
resulting from a given process, e.g., the construction, use and demolition of a building.
Primary Energy versus Exergy A second important sustainability aspect of the energy
chain is its efficiency. More efficient energy use leads to reduced primary energy
consumption and hence better sustainability scores.
3. Solar Access
Minnesota Statutes require an element for the protection and development of access to
direct sunlight for solar energy systems. The purpose of this legislation is to prevent solar
collectors from being shaded by adjacent structures or vegetation and to ensure that
development decisions do not preclude the possible future development and use of solar
energy systems. To ensure the availability of solar access, the City of Falcon Heights
will, whenever possible, protect access to direct sunlight for solar energy systems from
the principle structures. The City of Falcon Heights will consider solar access in the
review of site plans and planning decisions.
The gross solar potential and gross rooftop potential are expressed in megawatt hours per
year (Mwh/yr). The calculations below Table 15 reveal potential solar resource before
removing areas unsuitable for solar development or factors related to solar energy
efficientefficiencytefficient.
Table #15: Solar Resources
Gross Potential
(Mwh.yr)
Rooftop
Potential
(Mwh/yr)
Gross
Generation
Potential
(mwh.yr)^2
Rooftop
Generation
Potential
(Mwh/yr)62
3,880,915 377,546 388,091 37,754
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unclear/difficult to interpret
Formatted Table
Commented [JW31]: This table is difficult to interpret.
What message or information does it try to convey? Does
Falcon Heights have a little, or a lot of untapped solar resource
City of Falcon Heights – 2040 Comprehensive Plan
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FIGURE 13: City of Falcon Heights Gross Solar Potential
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5. Geothermal Heating and Cooling
Geothermal heating and cooling systems are quickly becoming popular
alternatives in the construction of new homes and reconstruction of older homes
utilities. Consideration should be given to sustainable energy reductions when
upgrading to new or replacing heating and cooling utilities. Current gas furnaces
can increase household energy efficiency by 30% while similar geothermal
heating/cooling systems can increase energy efficiency by up to 50%.
3. Goals and Policies
Environmental Protection Objectives
1. To conserve unique and essential natural resources.
2. To protect people and property from excessive noise, pollution and natural hazard.
3. To improve the health of residents and those who work within the city.
Environmental Protection Policies
1. Minimize runoff velocities from newly developed sites.
2. Require stormwater management and erosion control plans for all new developments.
3. Encourage retention of precipitation as practicable by providing additional storage
either on-site or through the construction of a comprehensive retention area with new
development or redevelopment.
4. Minimize storm water run-off from single-family residential properties by limiting
impervious coverage and encouraging practices and technologies that retain
precipitation on site, including encouraging buffer zones on public right of ways and
in alleyway borders.
5. Encourage the removal and replacement of diseased trees on street rights-of-way and
on private property.
6. Identify and encourage preservation of trees in excess of 50 years old, whenever
possible.
7. Maintain wildlife populations. Provide guidance, procedures, and regulation
necessary for preventing over populations and nuisances.
8. Monitor air quality at Snelling/Larpenteur Avenues and maintain/ upgrade the
intersection as necessary, to assure that ambient pollution levels are not substantially
increased.
9. Provide for open transitional space between new development and existing
neighborhoods, to preserve open spaces that contribute to the character of the City
and to improve opportunities for active living.
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Commented [JW32]: wasn't the upgrade already done, or are further upgrades planned?
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 80 of 87
10. Encourage “green building” practices in new development by providing regulatory
incentives to develop in environmentally friendly ways.
11. Support a metropolitan-wide integrated waste management program comprised of
waste reduction, resource recovery, recycling, hazardous composting, hazardous
waste management, and limited landfilling.
12. Continue to promote a curbside recycling program and encourage on-site
management and/or recycling of yard wastes.
13. Maintain open space views, when possible, especially along the south side of
Larpenteur Avenue as a means to protect the open space character of the City.
14. Encourage actions that will allow the City to continue as a GreenStep Step 5 city.
15. Consider adopting local greenhouse emission goals similar to the State goals.
16. Allow or encourage appropriate renewable energy installations
17. Integrate climate resilience into city planning, policy, operations, and budgeting
processes.
18. Regulate outdoor residential wood burning, using ordinance language, performance
standards and bans as appropriate.
19. MaximizeIncrease tree plantingplantings along main downtown street or throughout
the city
20. Provide a financial or other incentive to private parties who add energy/sustainability
improvements, meet the SB 2030 energy standard, or renovate using a green building
or energy frameworkkey corridors and on City right of way.
Historical Resource Protection Objectives
1. To conserve historical resources in the community.
2. To protect architecturally significant structures of all ages within the City.
Historical Resource Protection Policies
1. Require the protection of properties designated as historically and architecturally
significant by the National Register of Historic Places and the State Historical
Society.
2. Identify properties and neighborhoods that may be candidates for designation as
historically and architecturally significant by national or state agencies.
3. Identify properties that possess historical or architectural significance within the
Falcon Heights community but which may not be candidates for state or national
designation.
4. Support and encourage community efforts to protect properties that have been
identified as having historic or architectural significance in the community.
Solar Access Resource Protection Objectives
Commented [PI33]: The Mayor does want to adopt this as a goal
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City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 81 of 87
1. To sustain and conserve areas for futureconserve solar use/accessibility in the
community.
2. To sustain and protect areas that have high gross solar potential for future solar use.
Solar Access Resource Protection Policies
1. Consider solar access protection and the use of vegetation to facilitate summer
shading and winter solar gain when reviewing plans for existing development, new
development and redevelopment.
2. Consider solar access in the review of site plans.
3. While reviewing planning processes provide, evaluate and allow for solar resource
access and installation.
4. Allow for solar in all zoning districts in accordance to City Code.
5. Consider geothermal technology when updating residential and residential heating
and cooling systems.
6. Storm Water Management Plan Implementation
1. Modernize storm water plans to meet current hydrological changes in rainfall data
and urban runoff.
2. Evaluate future storm water needs to fit within expected adjoining systems.
3. Upgrade storm water systems to meet 2040 needs.
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City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 82 of 87
VI. Economic Development/Redevelopment
The City of Falcon Heights has virtually no privately owned vacant land available for
development. Already small in population, size and geographic area and having limited
tax base, it is prudent for the City to continue taking advantage of opportunities to
collaborate with and create partnerships with other government entities to provide a full
range of high quality public services.
If University of Minnesota policies change so as to allow the sale of land for private
development, there could be a substantial opportunity for the development of
approximately 102 acres between Larpenteur and Roselawn Avenues east of Fairview. In
this case it will be the City’s intent to assume regulatory authority and encourage
developments that are consistent with the goals and policies of this Comprehensive Plan.
Such development will be designed to be a walkable, vibrant urban neighborhood,
incorporating housing, business and retail areas, parks and trails, accessible to transit and
respecting the urban/rural open space character that is highly valued by the City's
residents, especially adjacent to existing neighborhoods. The same principles will apply
to any State Fair land south west of the Snelling and Larpenteur intersection, should this
land be sold for development.
Economic Development Goals and Policies
Economic Development Goals
1. To continue the growth of the City's tax base by maintaining and upgrading the
existing housing stock, redeveloping blighted areas, rehabilitating deteriorating
buildings and properties, retaining businesses and improving aesthetics.
2. To guide any future private development of University of Minnesota lands and the
State Fairgrounds lands west of Snelling Avenue according to the values and
objectives of this comprehensive plan.
Economic Development Policies
1. Encourage growth in tax base through upgrading of retail centers and small business
zones
2. Encourage high quality urban design that incorporates attractive, safe and
walkable/bike-able spaces include more visible crosswalk areas by painting and signage.
.
3. Plan for the possible expansion of limited and neighborhood business and mixed
business and residential use along Larpenteur Avenue, west of Snelling Avenue as
designated on the Comprehensive Land Use Plan.
4. In the event that a portion of the State Fairgrounds property becomes available for
development over the life of the plan, allow mixed use development near the
Snelling/Larpenteur commercial core that provides services to residents and to the
University of Minnesota and State Fairground users.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 83 of 87
5. In the event that the University of Minnesota lands north of Larpenteur Avenue east
of Fairview Avenue become available for development over the life of the plan, allow
neighborhood related uses such as housing, parks, open space, neighborhood scale
commercial development and limited business use. (See The Larpenteur Corridor
section.)
6. In the event that the University of Minnesota lands north of Larpenteur Avenue east
of Cleveland Avenue become available for development over the life of the plan,
allow and encourage uses complementary to the Gibbs and Bell museums and to the
parks and other recreational amenities in the Cleveland-Larpenteur area.
7. Pursue the dedication of the Community Park to the City prior to the sale and
redevelopment of the University property north of Larpenteur and east of Cleveland
Avenues.
8. Carefully evaluate the City's potential financial exposure and seek guarantees from
developers where public financial assistance is to be provided in support of
redevelopment.
9. Collaborate with the University of Minnesota and Minnesota State Fair to produce a
land design framework making Falcon Heights a place of enduring quality and
character.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 84 of 87
VII. Implementation
1. Land Use
In pursuit of the goals and vision outlined in this plan the City will need to take the
following actions:
1. Conduct a detailed corridor study of the Larpenteur and Snelling Avenue corridors in
Falcon Heights. The University of Minnesota has developed useful tools for enlisting
public participation in this process and providing public education about what is
economically feasible. It is recommended that this study be done before any major
redevelopment project is undertaken along Larpenteur.
2. Use corridor study findings to define the extent of new special development districts
or overlays in anticipation of redevelopment to meet forecast housing and business
needs over the lifetime of this plan.
2. Zoning And Subdivision Ordinances
The City will need to make a number of adjustments to the zoning and subdivision
ordinances to bring the chapters into conformance with this Comprehensive plan. At a
minimum the following ordinance amendments will be required:
1. Revise off-street parking requirements for commercial and multi-family properties to
provide for a safer, more attractive and pedestrian-friendly environment; also, to
reduce the amount of impervious surface on private property.
2. Re-examine and revise the purpose statements for all districts
3. Revise the Zoning Map to reflect new districts.
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 85 of 87
3. Housing
Since the City has virtually no private vacant land available for the development of new
housing, it will emphasize the maintenance of the existing housing stock and encourage
the construction of additional housing in the Larpenteur Corridor if opportunities for
redevelopment arise. If that occurs, the City will make every effort to satisfy unmet needs
for affordable housing. Measures that may be considered include:
1. Provision that at least 10 percent of multi-family rental projects be affordable
housing, if housing assistance is available.
2. Continuation of support for Section 8 rental assistance vouchers for low and
modest income residents.
To encourage home ownership and rehabilitate affordable housing, the City will also
1. Implement some form of licensing and safety inspection program for rentals in
single-family homes, duplexes and triplexes.
2. Participate as appropriate in Federal and State housing programs as may be made
available
3. Seek partnerships with non-profit community land trust organizations that
promote affordable home-ownership and rehabilitation of housing.
4. Continue to participate in partnerships with non-profit community organizations
which provide home maintenance and rehabilitation resources to both home-
owners and owners of rental residential properties.
Commented [JW34]: Will this apply to the new housing
development planned on Larpenteur?
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 86 of 87
4. Storm Water Management Plan Implementation
Item Implementation
Project
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
1 Public Outreach Consultants/ Educators $5,000 $5,000 $5,000 $6,000 $6,000 $6,000 $6,000 $7,000 $7,000 $7,000
2 Street Sweeping $5,000 $5,000 $6,000 $6,000 $7,500 $7,500 $7,500 $10,000 $10,000 $10,000
3 BMP Maintenance $5,000 $5,000 $5,000 $6,000 $6,000 $6,000 $6,000 $7,000 $7,000 $7,000
4
Pavement Management Projects – Water Quality/Sewer Upgrades: Falcon Wood
$100,000
5
Pavement Management Projects – Water Quality/Sewer Upgrades:
NE Quad
$100,000
6
Pavement Management
Projects – Water Quality/Sewer Upgrades: General
$150,000 $150,000 $200,000
7 Storm Sewer Televising $10,000 $10,000 $10,000 $10,000 $10,000
8 Seminary Pond $100,000
9 CSWMP Revisions/ Updates
$50,000
Total $25,000 $115,000 $126,000 $118,000 $29,500 $169,500 $29,500 $174,000 $34,000 $274,000
City of Falcon Heights – 2040 Comprehensive Plan
FH Comp Plan 2040 Draft – June 13, 2018 Page 87 of 87
5. Capital Improvement Plan
Infrastructure
Falcon Heights conducts a biennial pavement management program to maintain its local
streets. The average cost of the planned projects is about $590,000. Additionally, traffic
signals at Hoyt and Snelling and Roselawn and Snelling are planned on being improved
in 2019 and 2020 respectively.