HomeMy WebLinkAboutNovember 6, 2024 City Council Workshop Agenda PacketCITY OF FALCON HEIGHTS
City Council Workshop
City Hall
2077 West Larpenteur Avenue
AGENDA
Wednesday, November 6, 2024
6:30 P.M.
A.CALL TO ORDER:
B.ROLL CALL:GUSTAFSON____ LEEHY___
MEYER ___ MIELKE___ WASSENBERG___
STAFF PRESENT: LINEHAN___ JOHNSON___ LYNCH_____
C.POLICY ITEMS:
1.2025 Budget Workshop #4
a.2025 Capital Improvement Plan Budget
b.10-Year Capital Improvement Plan
2.Cannabis Regulations
3.Snelling and Larpenteur Corridor Study Draft Plan Review
4.Apartment Outreach
D.ADJOURNMENT:
DISCLAIMER: City Council Workshops are held monthly as an opportunity for Council Members to
discuss policy topics in greater detail prior to a formal meeting where a public hearing may be held and/or action may be taken. Members of the public that would like to make a comment or ask questions about an
item on the agenda for an upcoming workshop should send them to mail@falconheights.org prior to the
meeting. Alternatively, time is regularly allotted for public comment during Regular City Council
Meetings (typically 2nd and 4th Wednesdays) during the Community Forum.
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Item Budget Workshop #4: 2025 Capital Plan and 10-Year Capital Plan
Description Staff will present the proposed capital plan and the updated 10-year capital plan.
1.2025 Capital Plan
The following are the highlights of the 2025 Capital Plan:
•Falcon Woods Reconstruction and California/Idaho/Iowa M&O - $1,800,000
•Community Park / Park Improvements - $3,000,000
o Funds included in the budget for the design, demolition of the current
park building for 2025.
•Machinery & Equipment - $60,000
o John Deere 1585 TerrainCut Front Mowers - $59.535
Scheduled replacement of the JD 1585 TerrainCut Mowers (used
for mowing and snow blowing sidewalks).
Trade-in valued at $29,000
•Lift Station #1 Pump Replacement - $15,000
o Lift Station #1, which is at Larpenteur / Coffman, is in need of new
pumps.
•City Hall Door Upgrades - $15,000
o Capital investment to upgrade locks on city hall to key fobs.
2.10-Year Capital Plan
The City updates a 10-year capital plan as part of our fixed asset financial policy. This
allows for us to plan long-term for the replacement of equipment, future street projects
and other strategic capital needs. This plan is updated annually and currently projects
through 2034. Staff will highlight some of the changes to the plan and the projected
fund balances of the capital accounts during the workshop.
Budget Impact N/A
Attachment(s) To be handed out at workshop
Action(s)
Requested
No action required at this time.
Meeting Date November 6, 2024
Agenda Item Policy C1
Attachment Handed out at workshop
Submitted By Jack Linehan, City Administrator
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Item Cannabis Regulations
Description
The Minnesota Office of Cannabis Management has issued a Guide for Local
Governments on Adult-Use Cannabis and a model ordinance for zoning
changes and registration with the new law around Minnesota’s new adult-use
cannabis law.
The City of Falcon Heights currently has a moratorium on permitting cannabis
businesses until January 2025.
How are local governments involved?
• Local governments serve as a near-final approval check on cannabis
businesses nearing the awarding of a state license for operations. Once
an applicant has been vetted by OCM and is selected for proceeding in
the verification process, they are then required to receive the local
government’s certification of zoning compliance and, if applicable, retail
registration before operations may commence.
• Local governments may issue a retail registration after verifying the
business has a valid license or license preapproval issued by OCM and
has paid a registration fee or renewal fee to the local government.
• Local governments may not issue outright bans on cannabis businesses
or limit operations in a manner beyond what is provided by state law.
What can local government do?
• Limit the number of retailers and microbusiness/mezzobusinesses with
retail endorsements within the City, as long as there is at least one retail
location per 12,500 residents. (Can issue more permits than this,
however)
• Local governments may adopt an ordinance limiting hours of operation
between 10 a.m. and 9 p.m. seven days a week, and that State statute
prohibits the sale of cannabis between 2 a.m. and 8 a.m. Monday
through Saturday, and between 2 a.m. and 10 a.m. on Sundays.
• Local governments may prohibit the operation of a cannabis business
within 1,000 feet of a school, or 500 feet of a daycare, residential
Meeting Date November 6, 2024
Agenda Item C2
Attachment See below.
Submitted By Hannah Lynch, Community
Development Coordinator
5
treatment facility, or an attraction within a public park that is regularly
used by minors, including a playground or athletic field.
• Local governments may zone businesses under existing zoning
ordinances in accordance with the license type or endorsed activities
held by the cannabis business.
• The local government can determine if the use requires a Conditional
Use Permit.
• Local governments must conduct compliance checks for cannabis and
hemp businesses holding retail registration at least once per calendar
year. These checks must verify compliance with age verification
procedures and compliance with any applicable local ordinances.
The Planning Commission held a workshop to discuss these businesses. They
proposed B-3 (Snelling/Larpenteur Business District) may be the best zoning
district. Originally they discussed imposing the maximum buffers permitted
by the State, however after looking at the map, these setbacks don’t interfere
with B-3 zoning and thus would have no effect. They also discussed having a
cap at one business permitted in the City and limiting the hours of operation to
10 AM – 9 PM, 7 days/week.
Budget Impact None.
Attachment(s) • Zoning Map with Buffers
• Zoning Map
• Draft Ordinance 24-07 Amending Chapter 14 of the Falcon Heights City
Code to Incorporate Cannabis and Hemp Uses – With Attorney Notes
and Suggestions
• Draft Ordinance 24-08 Amending Chapter 113 of the Falcon Heights
City Code Allowing and Establishing Regulations for Cannabis Retail
Establishments – With Attorney Notes and Suggestions
Action(s)
Requested
Staff requests City Council discuss drafted ordinances and provide direction
on adult-use cannabis business types in regard to zoning districts, potential
buffers from schools, and number of businesses permitted.
6
Maxar
Community Park - 500' Buffer
Grove Park - 500' Buffer Curtiss Field - 500' Buffer
Falcon Heights Elementary School - 1000' Buffer
Chelsea Heights Elementary School - 1000' Buffer
B3 Zoning District
7
LARPENTEUR AVE W
CLEVELAND AVE NARONA STFRY STSNELLING AVE NSNELLING AVE NLINDIG STCOFFMAN STCRAWFORD AVE
SAINT MARYS STSNELLING AVE NQUESTWOOD DR
MOORE STMAPLE CT
AUTUMN ST
BURTON STVINCENT STMAPLE KNOLL DR
HOLLYWOOD CT SNELLING AVE NCALIFORNIA AVE WPRIOR AVE NGARDEN AVE
SUMMER ST SHELDON STFOLWELL AVE ALBERT ST NPRIOR AVE NHOWELL ST NTATUM STFAIRVIEW AVE NLARPENTEUR AVE W
GARDEN AVEGARDENAVE GARDEN AVEASBURY STSIMPSON STRUGGLES ST
PASCAL ST NHOLTON STALBERT ST NHOLTON STARONA STALBERT ST NPASCAL ST NIDAHO AVE W IDAHO AVE W
HOYT AVE W HOYT AVE W
IOWA AVE WIOWA AVE W HAMLINE AVE NROSELAWN AVE W
LARPENTEUR AVE WLARPENTEUR AVE WMAPLE CTROSELAWN AVE W
HAMLINE AVE NROSELAWN AVE W
FULHAM STNORTHRUP AVECOFFMAN STFULHAM STHOYT AVE W
FOLWELL AVE
CLEVELAND AVE NCLEVELAND AVE NPrepared by:
City of Roseville Engineering Department
June 19, 2019
mapdoc: BaseMap.mxd
map: BaseMap.pdf
Data Sources and Contacts:
* Ramsey County GIS Base Map (6/07/19)* City of Roseville Engineering Department
For further information regarding the contents of this map contact:City of Roseville, Engineering Department,
2660 Civic Center Drive, Roseville MN
DISCLAIMER:This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records,information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is tobe used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to preparethis map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purposerequiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepanciesare found please contact 651-792-7075. The preceding disclaimer is provided pursuant to Minnesota Statutes §466.03, Subd. 21 (2000),and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees todefend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties whicharise out of the user's access or use of data provided.
Zoning
´
0 250 500 750 1,000Feet
Zoning Legend:
B1- Neighborhood Convenience Business
B2- Limited Business
B3- Snelling/Larpenteur Business District
P1- Public Land
P1/R1- Public Land, Reverts to Single Family
PUD- Planned Unit Development
R1- Single Family
R2- Two Family
R4- Medium Density Multiple Family and Townhouses
R5M- High Density Residential Mixed Use
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ORDINANCE NO. 24-07
CITY OF FALCON HEIGHTS
RAMSEY COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 14 OF THE FALCON HEIGHTS CITY CODE TO
INCORPORATE CANNABIS AND HEMP USES
THE CITY COUNCIL OF FALCON HEIGHTS ORDAINS:
SECTION I. Chapter 14 of the City Code of Falcon Heights, Minnesota, is hereby amended to add
Article X as follows:
ARTICLE X – Cannabis and Hemp Businesses
Sec. 14-313 – Findings
The City Council make the following findings regarding the establishment, operations, and sales
of cannabis retailers and lower-potency hemp edible retailers located in the City of Falcon Heights:
(1) A local regulatory system for cannabis retailers is appropriate and not unduly burdensome to
ensure that retailers comply with the cannabis laws and business standards of the city to protect
the health, safety, and welfare of our youth and most vulnerable residents; and
(2) The City of Falcon Heights has a substantial interest in promoting compliance with state and
local laws intended to regulate cannabis sales and use, and in promoting compliance with laws
prohibiting sales of cannabis and cannabis products to underage persons; and
(3) The rapid introduction of cannabinoid products presents a significant potential threat to the
public health, safety, and welfare of the general public and can interfere with brain development
in youth and adolescents according to the U.S. Surgeon General.
Sec. 14-314 – Authority and Jurisdiction
The City Council is authorized to adopt this Ordinance by Minnesota Statutes sections 144.417,
subd. 4(a), 145A.05, subd. 9, 412.221, 152.0263, subd. 5, Chapter 342, Chapter 412, and any other
applicable state law, as may be adopted or amended from time to time.
Sec. 14-315 – Definitions
Except as otherwise provided or clearly implied by context, all terms are defined as in Minn. Stat.
§ 342.01 or given their commonly accepted definitions. For this ordinance, the following definitions
apply unless the context clearly indicates or requires a different meaning:
Advertisement means any written or oral statement, illustration, or depiction that is intended to
promote sales of approved products or sales at a specific cannabis business or hemp business and includes
any newspaper, radio, internet and electronic media, or television promotion; the distribution of flyers and
Commented [JSB1]: There are a number of terms
included here, such as compliance check or lower-potency
hemp edible, that are also defined in Ch. 342. Not
necessarily a problem, I just wanted to flag that the city
could also just cite to those definitions rather than re-
introduce them here. This could save potential further
ordinance amendments if there are further changes to state
law. Ultimately left to council’s discretion.
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circulars; and the display of window and interior signs in a cannabis business. “Advertisement” does not
include a fixed outdoor sign that meets the requirements in Minn. Stat. § 342.64, subd. 2, paragraph (b) as
amended from time to time.
Approved products means any cannabis plants, cannabis flower, cannabis products, artificially
derived cannabinoids, and lower-potency hemp edibles that are a product category approved by the Office
of Cannabis Management and that comply with Chapter 342 and rules adopted pursuant to Chapter 342
regarding the testing, packaging, and labeling of cannabis plants, cannabis flower, cannabis products,
artificially derived cannabinoids, and lower-potency hemp edibles. “Approved products” does not include
medical cannabinoid products, as defined in Minn. Stat. Ch. 342.
Child-resistant means packaging that meets the poison prevention packaging standards in Code of
Federal Regulations, title 16, section 1700.15.
Compliance checks means the system the city uses to investigate and ensure that those retail
establishments authorized to sell approved products and medical cannabinoid products are following and
complying with age verification requirements and the requirements of this ordinance. Compliance checks
may also be conducted by the city or other units of government for educational, research, and training
persons or for investigating or enforcing state or local laws and regulations relating to approved products.
Delivery sale means the sale of any approved products and medical cannabinoid products to any
person for personal consumption and not for resale when the sale is conducted by any means other than an
in-person, over-the-counter sales transaction in a registered retail establishment. Delivery sale includes,
but is not limited to, the sale of any approved product and medical cannabinoid product when the sale is
conducted by telephone, other voice transmission, mail, the internet, or app-based service. Delivery sale
includes delivery by registered retail establishments or third parties by any means, including curbside
pickup.
Electronic delivery device means any product containing or delivering nicotine, lobelia, or any
other substance, whether natural or synthetic, intended for human consumption through the inhalation of
aerosol or vapor from the product. Electronic delivery devise includes, but is not limited to, devices
manufactured, marketed, or sold as e-cigarettes, e-cigars, e-pipes, vape pens, mods, tank systems, or
under any other product name or descriptor. Electronic delivery device includes any component part of a
product, whether or not marketed or sold separately. Electronic delivery device does not include any
nicotine cessation product that has been authorized by the U.S. Food and Drug Administration to be
marketed and for sale as “drugs,” “devices,” or “combination products,” as defined in the Federal Food,
Drug, and Cosmetic Act.
Flavored product means any cannabis flower, cannabis product, hemp-derived consumer product
or medical cannabinoid product intended to be inhaled as smoke, aerosol, or vapor from the product that:
(1) contains any added artificial, synthetic, or natural flavoring, either in the product itself or in its
components or parts; (2) presents any descriptor or depiction of flavor that would imply to an ordinary
person that the product contains flavors other than the natural taste or smell of cannabis; (3) imparts a
taste or smell, other than the taste or smell of cannabis, that is distinguishable by an ordinary consumer
prior to or during the consumption of the product; or (4) imparts a cooling, a burning, a numbing, or
another sensation distinguishable by an ordinary consumer to impart a flavor other than cannabis either
prior to or during the consumption of the product.
Lower-potency hemp edible means any product that:
(1) Is intended to be eaten or consumed as a beverage by humans;
(2) Contains hemp concentrate or an artificially derived cannabinoid, in combination with food
ingredients;
(3) Is not a drug;
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(4) Consists of servings that contain no more than five milligrams of delta-9
tetrahydrocannabinol, 25 milligrams of cannabidiol, 25 milligrams of cannabigerol, or any
combination of those cannabinoids that does not exceed the identified amounts;
(5) Does not contain more than a combined total of 0.5 milligrams of all other cannabinoids
per serving;
(6) Does not contain an artificially derived cannabinoid other than delta-9
tetrahydrocannabinol;
(7) Does not contain a cannabinoid derived from cannabis plants or cannabis flower; and
(8) Is a type of product approved for sale by the office or is substantially similar to a product
approved by the office, including but not limited to products that resemble nonalcoholic
beverages, candy, and baked goods.
Lower-potency hemp edible retailer means any place of business with a preapproved license,
license, or endorsement to sell lower-potency hemp edible products to the public from the Office of
Cannabis Management and that has a lower-potency hemp edible retail registration from the City.
Medical cannabinoid product means (a) a product that:
(1) Consists of or contains cannabis concentrate or hemp concentrate or is infused with
cannabinoids, including but not limited to, artificially derived cannabinoids; and
(2) Is provided to a patient enrolled in the registry program; a registered designated caregiver;
or a parent, legal guardian, or spouse of an enrolled patient, by a cannabis retailer or medical
cannabis retailer to treat or alleviate the symptoms of a qualifying medical condition.
A medical cannabinoid product must be in the form of: liquid, including but not limited to oil;
pill; liquid or oil for use with a vaporized delivery method; water-soluble cannabinoid multiparticulate,
including granules, powder, and sprinkles; orally dissolvable product, including lozenges, gum, mints,
buccal tablets, and sublingual tablets; edible products in the form of gummies and chews; topical
formulation; or any allowable form or delivery method approved by the Office of Cannabis Management.
Medical cannabinoid product does not include adult-use cannabis products or hemp-derived
consumer products.
Medical cannabis combination business means any business as described in Minn. Stat.
§342.515, as amended from time to time.
Moveable place of business means any form of business that is operated out of a kiosk, truck, van,
automobile, or other type of vehicle or transportable shelter and that is not a fixed address or other
permanent type of structure licensed for over-the-counter sales transactions.
Pharmacy means a place of business at which prescription drugs are prepared, compounded, or
dispensed by or under the supervision of a pharmacist and from which related clinical pharmacy services
are delivered.
Registered cannabis retail business means any cannabis business with a preapproved license,
license, or endorsement from the Office of Cannabis Management for retail sales of approved products or
medical cannabinoid products and that has a retail registration from the City.
Registered retail establishment means registered cannabis retail businesses, medical cannabis
combination businesses with retail sales, and lower-potency hemp edible retailers.
Retail establishment means any place of business where products are available for sale to the
general public. “Retail establishment” includes, but is not limited to, grocery stores, tobacco product
shops, convenience stores, liquor stores, gasoline service stations, bars, and restaurants.
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Sale means any transfer of goods for money, trade, barter, or other consideration.
Sample means any approved products or medical cannabinoid products that are offered free of
charge or for sale at a nominal cost.
Self-service display means the open display of approved products or medical cannabinoid
products in a retail establishment in any manner where any person has access to the products without the
assistance or intervention of the registered retail establishment or its employee and where a physical
exchange of the products from the registered retail establishment or its employee is not required to access
the products.
Smoking means inhaling, exhaling, burning, or carrying any lighted or heated cigar, cigarette, or
pipe, or any other lighted or heated product containing, made, or derived from nicotine, tobacco,
cannabis, or other substance, whether natural or synthetic, that is intended for inhalation. Smoking also
includes carrying or using an activated electronic delivery device. Smoking does not include the use of
traditional, or sacred, tobacco used by an American Indian, Indigenous, and Alaska Native communities
for spiritual or medicinal purposes.
True party of interest means any party with ownership or control over the business, as defined in
Minn. Stat. § 342.185 subd. 1(g).
Vending machine means any mechanical, electric or electronic, or other type of device that
dispenses products upon payment by any form by the person seeking to purchase the product.
Youth-oriented facility mean any facility with residents, customers, visitors, or inhabitants of
which 25 percent or more are regularly under the age of 21 or that primarily sells, rents, or offers services
or products that are consumed or used primarily by persons under the age of 21. Youth-oriented facilities
includes, but is not limited to, schools, playgrounds, places of worship, recreation centers, and parks.
Sec. 14-316 – Registration and operation of registered retailers
(a) License required. No person shall sell or offer to sell any approved product or medical
cannabinoid product without first having obtained a license or retail endorsement to do so from
the Office of Cannabis Management.
(b) Registration required. No person shall sell or offer to sell any approved product or medical
cannabinoid product without first being granted a registration by the city. Operating a retail
establishment without first being granted a registration is a violation of this Ordinance and of
Minn. Stat. § 342.22, subd. 5(e) and is subject to a civil penalty of up to $2,000 per violation.
(c) Application. An application for a registration to sell approved products and medical
cannabinoid products must be made on a form provided by the city. The application must contain
the full name of the applicant and any true parties of interest, the applicant’s and true parties’
residential and business addresses and telephone numbers, the name of the business for which the
registration is sought, and any additional information the city deems necessary. Upon receipt of a
completed application, the city will timely review the application. If an application is incomplete,
it will be returned to the applicant with notice of the information necessary to make the
application complete.
(d) Action. The city shall review the application for conformance with this ordinance and all
applicable state and local laws and rules, including, but not limited to, compliance with local
zoning code, building code, and fire code. The city may approve or deny the application for a
registration, or it may delay action for a reasonable period of time to complete any investigation
of the application or the applicant deemed necessary. If the city approves the application, the city
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will issue the registration to the applicant. If the city denies the application, notice of the denial
will be given to the applicant along with notice of the applicant’s right to appeal the decision.
(e) Term. All registrations issued are valid for one calendar year from the date of issue.
(f) Revocation or suspension. Any registration issued may be suspended or revoked following the
procedure set forth in Sec. 14-323(a) of this ordinance.
(g) Transfers. All registrations issued are valid only on the premises for which the registration was
issued and only for the person to whom the registration was issued. The transfer of any
registration to another location or person is prohibited.
(h) Display. All registrations must be posted and displayed at all times at the registered retail
establishment or medical cannabis combination business in plain view of the general public.
(i) Renewals. The renewal of a registration issued under this Ordinance will be handled in the
same manner as the original application. The request for a renewal must be made at least 30 days,
but no more than 60 days, before the expiration of the current registration.
(j) Issuance is privilege and not a right. The issuance of a registration is a privilege and does not
entitle the registration holder to an automatic renewal of the registration.
(k) Maximum number of cannabis retailer registrations. The maximum number of cannabis
retailers issued by the city at any time is limited to oneThe City shall issue a registration to no
more than one cannabis retailer, cannabis microbusiness with a retail endorsement, or cannabis
mezzobusiness with a retail endorsement. When the maximum number of registrations for these
license types has been issued, the city may place persons seeking registration on a waiting list and
allow them to apply on a first-come, first-served basis, as registrations are not renewed or are
revoked. This maximum number of registrations does not apply to businesses with lower-potency
hemp edible retailer registrations.
Sec. 14-317 – Fees
No registration will be issued under this ordinance until the appropriate registration fees are paid
in full. The annual fee for the initial registration and renewal registrations for a cannabis business with a
cannabis retail operations license or endorsement or lower-potency hemp edible retail operations license
shall be established in the City Fee Schedule. The initial registration fee shall include the initial retail
registration fee and the first annual renewal fee. Subsequent renewal fees shall be charge at the time of the
second renewal and each subsequent renewal thereafter.
Sec. 14-318 – Basis for Denial of Registration
(a) An initial application for registration or a renewal of registration with the city will be denied if:
(1) The applicant is under 21 years of age;
(2) The applicant does not have a valid retail license, preapproved license, or retail
endorsement from the Office of Cannabis Management;
(3) The applicant fails to provide any piece of the information required on the licensing
application, or provides false or misleading information;
(4) The applicant is prohibited by state, or local, law, ordinance, or other regulation from
holding a registration; or
(4)(5) There are no available registrations under Sec. 14-316(k) for the type of business
applying; or
Commented [HBL2]: Add link.
Commented [JSB3]: Cap is limited to these three license
types, and does not cover medical or hemp sales.
Commented [HBL4]: Draft updated fee schedule.
Commented [JSB5]: Link required
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(5)(6) The applicant fails a pre-application inspection by the City of Falcon Heights as
provided under Minn. Stat. § 342.22, subd. 3(b) as amended from time to time.
(b) If a registration is mistakenly issued or renewed to any person, it will be revoked upon the
discovery of ineligibility for registration under this ordinance or state or other local law,
ordinance, or other regulation. Any revocation will comply with the requirements of Minn. Stat. §
342.22, subd. 5, as amended from time to time.
Sec. 14-319 – Prohibited Sales and Other Restrictions
(a) In general. In addition to the prohibitions and restrictions set forth under Minn. Stat. § 342.46,
subd. 7, and Minn. Stat. § 342.27, subd. 12, no registered cannabis retailer, lower-potency hemp
edible retailer, or medical cannabis combination business shall sell or offer to sell any approved
product or medical cannabinoid product:
(1) By means of any type of vending machine.
(2) All approved products and medical cannabinoid products, including lower-potency
hemp beverages, must be stored in a locked case behind the sales counter, in a storage
unit, or in another area not freely accessible by the general public. This does not prohibit
registered cannabis retailers from displaying single product samples pursuant to Minn.
Stat. § 342.27, subd. 5.
(3) At a moveable place of business. Only fixed location businesses may sell approved
products and medical cannabinoid products.
(4) That do not comply with the packaging and labeling required under Minn. Stat. §§
342.62 and 342.63 as may be amended from time to time, except that:
a. No lower-potency hemp edible beverage may be sold outside of its original
packaging; and,
b. No lower-potency hemp edible product may be sold that does not indicate a single
serving by scoring or use of another indicator that appears on the product. If it is not
possible to indicate a single serving by scoring or use of another indicator that appears
on the product, the lower-potency hemp edible may not be packaged in a manner that
includes more than a single serving in each container.
(5) By means of delivery sales except by a state-licensed Cannabis Delivery Service. All
sales of approved products and medical cannabinoid products must be conducted in
person, in a registered retail establishment, in over-the counter sales transactions. This
does not prohibit sale of medical cannabinoid products by medical cannabis combination
businesses by curbside pick-up as allowed in Minn. Stat. § 342.42, subv. 5, or the
operations of a Cannabis Delivery Service under Minn. Stat. § 342.42.
(6) By any other means, to any other person, or in any other manner or form prohibited by
state or other local low, ordinance provision, or other regulation.
(b) Legal age. No person shall sell any approved product to any person under the age of 21.
Businesses licensed or endorsed to sell medical cannabinoid products may sell medical
cannabinoid products to persons under age 21 who are enrolled in the medical registry program
pursuant to Minn. Stat. § 342.24, subd. 1.
(c) Age verification. Before any sale of approved products, the registered retail establishment must
verify by means of government-issued photographic identification containing the bearer’s date of
birth that the purchaser is at least twenty-one (21) years of age. Businesses licensed or endorsed
to sell medical cannabinoid products may allow admittance to persons under age 21 who are
enrolled in the medical registry program for the sole purpose of purchasing medical cannabinoid
products pursuant to Minn. Stat. § 342.24.
(d) Cannabis retailer distance restrictions.
Commented [HBL6]: For City Council - Are we going to do
this?
Commented [HBL7]: Double check that we want
beverages included in this.
Commented [HL8]: Are we allowed to not include
beverages?
Commented [JSB9R8]: The statute cited here references
only cannabis products, which would not include hemp
products (e.g. THC seltzers). The city could refrain from
including lower-potency hemp products from here, or just
hemp beverages. All cannabis products, including
beverages, must follow these restrictions per state law.
Commented [JSB10]: There is a state category for
delivery services; we are preempted from banning their
operation.
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(1) No registered cannabis retail business may be located within 1,000 feet of any primary
and secondary school, measured from the property line of the school to the
principal structure of the cannabis retail business.
(2) No registered cannabis retail business may be located within 500 feet of any daycare,
residential treatment facility, or attraction within a public park that is regularly
used by minors, including a playground or athletic field, measured from the
nearest property line of a daycare, residential treatment facility, or attraction
within a public park that is regularly used by minors to the principal structure of
the cannabis retail business.
(3) This restriction does not apply to lower-potency hemp edible retailers.
(e) Cannabis retailer hours of operation. Sales of approved products at a registered cannabis retail
business are only allowed between the hours of 10 a.m. and 9 p.m. seven days per week and may
not be open to the public or sell any other products at times when the business is prohibited from
selling approved products. This restriction does not apply to lower-potency hemp edible retailers.
(f) Minimum clerk age. Individuals employed by a registered retail establishment and medical
cannabis combination business must be at least 21 years of age to sell approved products and
medical cannabinoid products.
(g) Samples prohibited. No samples of any approved products or medical cannabinoid products
may be distributed free of charge or at a nominal cost. The distribution of approved products or
medical cannabinoid products as a free donation is prohibited.
(h) Smoking prohibited. Smoking is prohibited within the indoor area of any registered retail
establishment.
(i) On-site consumption prohibited. No registered retail establishment may allow on-site
consumption of lower-potency hemp edible products on the premises except where expressly
permitted by State license.
(j) Child-resistant packaging. All sales of any approved products and medical cannabinoid
products must be packaged in child-resistant packaging. Upon request by the city, a registered
retail establishment must provide a copy of the certificate of compliance or full laboratory testing
report for the packaging used.
(k) Advertising restrictions. Registered retail establishments must follow all advertisement
restrictions pursuant to Minn. Stat. § 342.64, as amended from time to time.
(l) Products that are attractive to underage persons. No person shall sell or offer for sale any
approved products and medical cannabinoid products that are attractive to underage persons.
(m) Coupon and price promotion. No registered retail establishment may accept or redeem any
coupon, price promotion, or other instrument or mechanism, whether in paper, digital, electronic,
mobile, or any other form, that provides any approved products to a consumer at no cost or at a
price that is less than the non-discounted, standard price listed by a retailer on the item or on any
shelving, posting, advertising, or display at the location where the item is sold or offered for sale,
including all applicable taxes. This provision does not apply to the sale of medical cannabinoid
products.
(n) Flavored product. No person shall sell or offer for sale any flavored products indented to be
inhaled as smoke, aerosol, or vapor.
(o) Potency and amount per sale transaction.
(1) Registered cannabis retail businesses may sell or offer for sale approved products that
comply with potency limits in accordance with Minn. Stat. § 342.27, subd. 2, c, d, and e,
as amended from time to time.
(2) Lower-potency hemp edible retailers and cannabis retailers may sell or offer to sale
lower-potency hemp edible products that comply with potency limits in accordance with
Minn. Stat. § 342.46, subd. 6, as amended from time to time.
Commented [HL11]: Planning Commission does not want
to include this. They just want sales restricted to B-3.
Commented [JSB12R11]: Policy decision left to city
council discretion. No requirement to adopt any setbacks.
Commented [JSB13]: Already prohibited under state law.
Not a problem to include here again. Could consider
banning smoking in outdoor areas, e.g. patios, as well.
Commented [HL14]: Are we allowed to prohibit this?
Commented [JSB15R14]: No, there are state license
endorsements allowing on-site consumption that preempt
local ordinance.
Commented [HBL16]: For CC – Include this?
Commented [HBL17]: For CC – Include this?
Commented [JSB18R17]: State law already prohibits
free promotions or giveaways, but does not prohibit sales or
discounts. Left to city council discretion.
15
233364v1
(p) Special events. No sales of approved products are allowed at special events. No on-site use of
approved products is allowed at special events.
Sec. 14-320 – Compliance checks and inspections.
(a) All registered retail establishments must be open to inspection by authorized city officials or
their designees during regular business hours.
(b) In accordance with Minn. Stat. § 342.22, subd. 4, city will conduct compliance checks of every
retail establishment with a retail registration issued by the city. The checks will assess compliance
with age verification requirements and all provisions of this ordinance.
(c) From time to time, but at least twice per year, the city must conduct compliance checks to
ensure compliance with all provisions of this ordinance.
(d) In accordance with state law, the city will conduct at least two annual compliance checks that
involves participation of a person at least 17 years of age, but under the age of 21, to enter the
registered retail establishment to attempt to purchase approved products under the supervision of
a law enforcement officer or an employee of the City. Prior written consent from a parent or
guardian is required for any person under the age of 18 to participate in a compliance check.
Sec. 14-321 – Responsibility
All registered medical cannabis combination businesses, cannabis retail businesses, and lower-
potency hemp edible retailers are responsible for the actions of their employees regarding the sale, offer
to sell, and furnishing of approved products or medical cannabinoid products on the licensed and
registered premises. The sale, offer to sell, or furnishing of any approved product or medical cannabinoid
product by an employee will be considered an act of the registrant.
Sec. 14-322 – Defenses
It is an affirmative defense to a violation of this ordinance for a person to have reasonably relied
on proof of age as described by state law.
Sec. 14-323 – Violations, penalties, and administrative hearings.
(a) Violations.
(1) Notice. A person violating this ordinance may be issued, either personally or by mail,
an administrative citation from the city that sets forth the alleged violation and informs
the alleged violator of their right to a hearing on the matter and how and where a hearing
may be requested, including a contact address and phone number.
(2) Hearings.
a. Upon issuance of a citation, a person accused of violating this ordinance may
request in writing a hearing on the matter. Hearing requests must be made within 10
business days of the issuance of the citation and delivered to the City Administrator or
other designated city officer. Failure to properly request a hearing within 10 business
days of the issuance of the citation will terminate the person’s right to a hearing.
b. The City Administrator or other designated city officer will set the time and place for
the hearing. Written notice of the hearing time and place will be mailed or delivered to
the accused violator at least 10 business days prior to the hearing.
Commented [JSB19]: Preempted by state law
Commented [JSB20]: State law is at least once per year.
Nothing prohibits inspections more often, but it may
provide more flexibility to include only one in the ordinance
and require two inspections by policy. Ultimately to council
discretion.
Commented [JSB21]: Again, state law is one per year.
City is free to require more if it wants to.
16
233364v1
(3) Hearing officer. The City Council will designate a hearing officer. The hearing officer
will be an impartial employee of the city or an impartial person retained by the city to
conduct the hearing.
(4) Decision. A decision will be issued by the hearing officer within 10 business days of
the hearing. If the hearing officer determines that a violation of this ordinance did occur,
that decision, along with the hearing officer’s reasons for finding a violation and the
penalty to be imposed, will be recorded in writing, a copy of which will be provided to
the city and the accused violator by in-person delivery or mail as soon as practicable. If
the hearing officer finds that no violation occurred or finds grounds for not imposing any
penalty, those findings will be recorded and a copy will be provided to the city and the
acquitted accused violator by in-person delivery or mail as soon as practicable. The
decision of the hearing officer is final, subject to an appeal as described in Sec. 14-323
(a)(6).
(5) Costs. If the citation is upheld by the hearing officer, the city’s actual expenses in
holding the hearing up to a maximum of $__.__ must be paid by the person requesting
the hearing.
(6) Appeals. Appeals of any decision made by the hearing officer must be filed in Ramsey
County district court within 10 business days of the date of the decision.
(7) Continued violation. Each violation, and every day in which a violation occurs or
continues, will constitute a separate offense.
(b) Administrative Penalties
(1) Registrants. Any registrant cited for violating this ordinance, or whose employee has
violated this ordinance, will be charged an administrative fine of $__.__ for a first
violation; $__.__ for a second offense at the same registered premises within a 36-month
period; and $__.__ for a third or subsequent offense at the same location within a 36-
month period from the first violation. Upon the third violation, the registration will be
suspended for a period of not less than 30 consecutive days and may be revoked. Upon a
fourth violation within a 36-month period from the first violation, the registration will be
revoked.
(2) Registration suspension. In accordance with Minn. Stat. § 342.22, subd. 5, the city will
suspend the retail registration of any registered retail establishment for up to 30 days for
violations of this ordinance or if the operation of the business poses an immediate threat
to the health or safety of the public. The City shall immediately notify the Office of
Cannabis Management, including a description of the grounds for the suspension.
(3) Retail establishment operating without a registration. Pursuant to Minn. Stat. § 342.22,
subd. 5(3), any retail establishment found to be making or attempting to make any sales
to a customer or patient without a valid retail registration will be charged a civil penalty
of $2,000 for each violation.
(c) Tobacco retail licenses. In accordance with Minn. Stat. § 461.12, subd. 2a, a tobacco retail
license will be suspended for no less than seven (7) days and may be revoked for certain
cannabis-related violations by the licensed tobacco retailer on the licensed premises.
(d) Statutory penalties. If the administrative penalties for violations of this ordinance authorized to
be imposed by Minn. Stat. Chapter 342, as amended from time to time, differ from those
established in this ordinance, then the higher penalty will prevail.
(e) Complaints submitted to the Office of Cannabis Management. In accordance with Minn. Stat. §
342.13 (h), any violations of this ordinance will be submitted as complaints to the Office of
Cannabis Management.
Sec. 14-324 – Severability.
Commented [HBL22]: Impartial person?
Commented [HBL23]: Add link.
Commented [HBL24]: Amount?
Commented [HBL25]: Amount?
Commented [HBL26]: Amount?
Commented [HBL27]: Amount?
Commented [JSB28]: Length desired? For tobacco
licenses we generally see 1 week for a first violation, 2 for a
second, and 30 days for 3rd or beyond, with a catchall term
providing that these are the presumptive suspension length
and may be altered according to the circumstances of the
specific violation. Cities generally seem to seek consistency
with these penalties. See later in this section where tobacco
licenses are suspended for 7 days upon a violation.
City could also impose 30 days suspension across the board.
Left to council discretion.
17
233364v1
If any section or provision of this ordinance is held invalid, such invalidity will not affect other
sections or provisions that can be given force and effect without the invalidated section or provision.
Sec. 14-325 – Effective date.
This ordinance becomes effective on the date of its publication, or upon the publication of a
summary of the ordinance as provided by Minn. Stat. § 412.191, subd. 4, as amended from time to time.
18
ORDINANCE NO. 24-08
CITY OF FALCON HEIGHTS
RAMSEY COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 113 OF THE FALCON HEIGHTS CITY
CODE ALLOWING AND ESTABLISHING REGULATIONS FOR CANNABIS RETAIL
ESTABLISHMENTS
THE CITY COUNCIL OF FALCON HEIGHTS ORDAINS:
SECTION I. The following definitions in Section 113-3 of the City Code of Falcon Heights,
Minnesota, are hereby added, amended to read, or deleted as follows (Deletions are shown with a
strikethrough. Additions are underlined):
Cannabis Related:
(1)Cannabis retail establishment means a cannabis business with a license or
endorsement authorizing the retail sale of cannabis flower, cannabis plants, or
cannabis products.
(2)Lower-Potency Hemp Edible Retailer has the meaning as established in Minnesota
Statutes Chapter 342, as amended.
Cannabis retail establishment means a cannabis business with a license or endorsement
authorizing the retail sale of cannabis flower, plants, cannabis products, and lower-potency hemp
products.
Special event means any temporary, outdoor privately-sponsored event open to the
general public and held on privately owned property. Special events include cannabis
events licensed under Minnesota Statutes Chapter 342 regardless of size, but do not
include except:
SECTION II. Section 113-179(c) of the City Code of Falcon Heights, Minnesota, is hereby
amended to add new subsections (36) and (37) to read as follows (Deletions are shown with a
strikethrough. Additions are underlined):
(36) Cannabis retail establishment, subject to additional standards as specified in
section 113-255.
(37) Lower-potency hemp edible retail, subject to additional standards as specified in
section 113-255.
SECTION III. Section 113-255 of the City Code of Falcon Heights, Minnesota is hereby added
to read as follows (Deletions are shown with a strikethrough. Additions are underlined):
Commented [HL1]: From Jack Brooksbank - This
definition includes both hemp and cannabis. Not necessarily
incorrect, but not consistent with state regulations which
could be a source of confusion. The rest of the ordinance
also discusses these two types of business separately (e.g.
both cannabis retail and hemp retail have been added as
separate zoning uses in 113-179).
For clarity, I recommend removing hemp from the cannabis
retail definition and adding a definition for lower-potency
hemp edible retailer, citing to 342. This will add clarity that
these standards apply to both hemp and cannabis.
Commented [HL2]: From Jack Brooksbank - Added for
clarity that cannabis events require a special event permit,
even if under the ordinary 150 person threshold.
19
Sec. 113-255 – Cannabis or hemp retail establishments.
A cannabis business with a license or endorsement authorizing the retail sale or any
lower-potency hemp edible retailer of cannabis flower plants, cannabis products, and lower
potency hemp products must meet the following requirements and all requirements as
outlined in Chapter 14, Article X:
(1)No individual or entity may operate a state-licensed cannabis retail business
within the City of Falcon heights without first registering with the City of Falcon
Heights. See Chapter 14, Article X for requirements.
(2)Only one cannabis business with a retail license or a cannabis retail endorsement
cannabis retailer, cannabis microbusiness with a retail endorsement, or cannabis
mezzobusiness with a retail endorsement shall be permitted in the City of Falcon
Heights at a time. This does not apply to businesses licensed with the state only as
lower potency hemp edible retailers.
(3)Sales of approved products at a registered cannabis retail business are only
allowed between the hours of 10 a.m. and 9 p.m. seven days per week.
(4)No registered retail establishment may allow on-site consumption of cannabis
flower, cannabis products, or lower-potency hemp edible products on the premises
unless expressly permitted to do so by the terms of its license from the State of
Minnesota.
(5) Smoking is prohibited within the indoor area of any registered retail
establishment.
(6)A cannabis retail establishment is prohibited from sharing a common entrance
with a business licensed as a tobacco products shop.
(7) All operations of the business shall take place within an enclosed building.
SECTION IV. Section 113-315(r)(14) of the City Code of Falcon Heights, Minnesota, is hereby
amended to read as follows (Deletions are shown with a strikethrough. Additions are
underlined):
r.Retail, including cannabis retail establishments and lower-potency edible hemp
retailers. One space for each 150 square feet of gross floor area.
SECTION V. Section 113-402 of the City Code of Falcon Heights, Minnesota is hereby
amended to add a new subsection (6) to read as follows (Deletions are shown with a
strikethrough. Additions are underlined):
(6)Cannabis consumption. The on-site consumption of cannabis or cannabis
products, including lower-potency hemp edibles or beverages, is prohibited at all
special events.
SECTION VI. Effective date. This ordinance is effective immediately upon its passage and
publication.
Commented [HBL3]: Fix heading before publishing.
Commented [HBL4]: Add link when publishing.
Commented [HBL5]: Add link when publishing.
Commented [JSB6]: Our authority to cap the number of
cannabis businesses is limited to these three license types.
We do not have authority to limit the number of medical
retailers, medical combination businesses, or hemp
retailers.
Commented [JSB7]: We are preempted from prohibiting
on-site consumption at microbusinesses, or from prohibiting
on-site consumption of hemp edibles at certain licensed
establishments (e.g. bars may sell THC seltzers).
Commented [JSB8]: This is already a requirement under
the Minnesota Clean Indoor Air Act. That said it is not
necessarily incorrect to include it here again.
One possible change here would be to prohibit smoking
anywhere on the premises of a retail establishment.
Currently smoking is not allowed indoors, but there are no
general restrictions on smoking outdoors (on private
property). The City could also prohibit, e.g., smoking on an
outdoor patio.
Commented [JSB9]: Again, already a requirement under
state law, but again not necessarily bad to include it in city
code as well. Just flagging for information.
20
ADOPTED this ______ day of _________ 2024, by the City Council of Falcon Heights,
Minnesota.
CITY OF FALCON HEIGHTS
BY: _______________________________
Randall C. Gustafson, Mayor
ATTEST:
_______________________________
Jack Linehan, City Administrator
21
BLANK PAGE
22
Item Larpenteur & Snelling Corridor Development Study Draft Plan Review
Description One of the main goals of the 2040 Comprehensive Plan is “building connections and
community identity in Falcon Heights.” A large inhibitor of achieving this goal is the
disconnect in the City from Snelling and Larpenteur Avenues. From the 2040
Comprehensive Plan:
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.
The Larpenteur & Snelling Corridor Development Study has held two community
meetings and one business meeting, gathering feedback from residents and business
owners in the City. WSB has collected this feedback and has created a draft plan for
review.
Budget
Impact
N/A
Attachment(s) •Draft – Larpenteur & Snelling Corridor Development Study
Action(s)
Requested
The City Council is requested to review the materials and provide feedback on the
drafted plan.
Meeting Date November 6, 2024
Agenda Item Policy C3
Attachment(s) See below.
Submitted By Hannah Lynch, Community
Development Coordinator &
Kim Lindquist, WSB
23
Snelling andLarpenteur
CORRIDOR DEVELOPMENT
STUDY
&
&
Larpenteur
CORRIDOR
DEVELOPMENT
STUDY
Larpenteur
Snelling
Snelling
CORRIDOR DEVELOPMENT STUDY
PREPARED BY:
24
TABLE OF CONTENTS
Introduction ......................................................1
Demographics in the Community and along
the Corridor .....................................................5
Transportation Overview within the Study
Corridors ..........................................................7
Public Engagement Activities .........................9
Community Goals for the Corridor ................13
Project Recommendations ............................26
Appendix A: Community Engagement
Appendix B: Transportation
Evaluation of Opportunity Sites
Appendix C: Property Inventory
Along Corridors
25
Introduction | 1Snelling and Larpenteur Development Study for the City of Falcon Heights
Introduction
As noted in the 2040 Comprehensive Plan, Falcon
Heights is a fully developed city and therefore future
changes in the community will come about due to
redevelopment. That means that the City, most likely
with private development partners, will need to be
engaged and participate in development opportunities
within the city. It is recognized that it is difficult to
redevelop sites without government financial and
political assistance.
Most likely change will take place along the two main
accessways, Larpenteur Avenue, an east/west arterial
and Snelling Avenue a north/south State Highway
that defines a portion of the eastern border of the
community. Land use changes along these corridors
are most likely given property visibility, high traffic
counts and vehicular access. Because the City will play
an active role in shaping the future of Falcon Heights,
the City initiated the Larpenteur and Snelling Avenue
Corridor Development Study.
BUSINESSES AT THE INTERSECTION OF LARPENTEUR
AND SNELLING AVENUES
26
Introduction | 2Snelling and Larpenteur Development Study for the City of Falcon Heights
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Falcon HeightsElementarySchool
CurtissField
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Gibbs Ave Hamline Ave NEnergy Park Dr Field Rd NSnelling AveNFair Pl
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NRosewood LnW Document Path: K:\023472-000\GIS\Maps\CorridorStudyProject\CorridorStudyPRO\ProjectLocationMap Date Saved: 8/17/2023¯1 inch = 1,500 feet
0 1,500FeetSnelling Ave/Larpenteur AveCorridor StudyFalcon Heights, MN
Project Location Map
Project Location
City Boundary
Parcel Boundary
27
Introduction | 3Snelling and Larpenteur Development Study for the City of Falcon Heights
Initial discussions with the City about this project
included exploration of transportation and multi-
modal improvements along the Corridors. After further
discussions, the decision was made to focus on land
use opportunities only. The Study does note existing
conditions regarding in-place transportation facilities
although review and recommendations of potential
improvements is out of the scope of this study.
Within the Appendix a review of the four identified
redevelopment sites from a transportation and
permitting perspective is included.
The adopted 2040 Comprehensive Plan (adopted
in January 2020) noted goals for redevelopment
along Larpenteur Avenue. It noted that much of the
commercial and multi-family residential development
is along the corridor although additional opportunities
for redevelopment are available. Specifically, the
intersection of Larpenteur and Snelling Avenues, and
the surrounding environment, provides the greatest
opportunity for renewal and redevelopment. A
mixed-use project from 2004 is an example of what
could occur in the community. The Town Square
Apartments/Falcon Heights Senior Apartments is a
combination of 119 affordable housing apartments and
76 senior rental apartments, and 14 owner-occupied
townhomes. Additionally, there are three individual
commercial suites ranging from 1263 square feet to
6267 square feet. The pre-existing, but renovated
Amber Union building, opened in 2022, provides an
example of maintaining historic architecture and the
integrity of the area while introducing housing, and
affordable housing, into the city. The project has 125
units with a nonresidential space of 787 square feet.
AMBER UNION BUILDING (1667 SNELLING AVE N)TOWN SQUARE APARTMENTS/FALCON HEIGHTS
SENIOR APARTMENTS (1550 LARPENTEUR AVE W)
These projects are examples of partnership structures
between the public and private sectors that can bring
new opportunities into the city while maintaining the
character of the community.
The Comprehensive Plan noted that the goals for the
corridors are locally based and are designed to enhance
the livability of the community and its residents.
Priorities are to increase housing opportunities, provide
commercial destinations that serve the community and
are not regional in nature and to incorporate safety and
pedestrian access into future designs. While the main
emphasis of this study is the primary intersection of
Snelling and Larpenteur, there are other areas within the
two corridors that lend themselves to redevelopment
and revitalization. The area surrounding Cleveland
and Larpenteur holds the promise of a robust civic,
recreational and cultural activity area for the community
and the entire Minneapolis/St Paul Metropolitan area.
In partnership with invested landowners, especially the
University of Minnesota, this area can further flourish as
a regional destination.
The presence of the University of Minnesota land
as well as the State Fair properties creates a unique
interface between local land use goals and the larger
regional attractions. While it is anticipated that much
will remain the same for the two larger landowners, the
presence of the activities that occur at their sites, and
the resulting open space and amenities, may create an
attraction for commercial and housing interests. The
City will continue to work with these two institutional
landowners and partner when appropriate, to create a
setting that is beneficial for all parties.
28
Introduction | 4Snelling and Larpenteur Development Study for the City of Falcon Heights
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ComoPark GolfCourse
ComoRegionalPark
Falcon HeightsElementarySchool
CurtissField
HendonTriangles
HampdenPark
College Park
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0 1,500FeetSnelling Ave/Larpenteur AveCorridor StudyFalcon Heights, MN
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University of Minnesota Property
29
Demographics in the Community and along the Corridor | 5Snelling and Larpenteur Development Study for the City of Falcon Heights
To better understand the present and potential future of the Snelling-Larpenteur Corridor, it is important
to understand the community of Falcon Heights as a whole. Any changes made within the geographic
boundaries of the 230-parcel Corridor area will not exist in a vacuum. Planning must account for the
resources and needs of the entire Falcon Heights community.
Demographics in the Community
and along the Corridor
POPULATION BY AGE – (2018-2022)
AGE (2018-2022)NUMBER OF
PEOPLE
% OF TOTAL
CITY POP.
0-9 YEARS 508 9.7%
10-17 YEARS 452 8.6%
18-34 YEARS 1,580 30.2%
35-54 YEARS 1,188 22.7%
55 – 74 YEARS 1,028 19.6%
75 YEARS AND OLDER 476 9.1%
TOTAL 5,232 100%*
* Due to rounding in calculation – 99.9% rounded to 100%.
Resident Demographics
As of the 2020 Decennial Census, the community consisted of 5,369 residents (Minnesota Compass 2020 Decennial
Census). The American Community Survey (ACS) collects data from communities across the country – every month of every
year. The survey provides insights into topics that the Decennial Census does not cover, such as gender, race, housing,
and other demographic factors. The ACS often pools data from several years and provides numerical estimates of these
characteristics. For example, the 2018-2022 ACS 5-year estimate provides estimates for smaller, precise locations like the
City of Falcon Heights. This allows cities to view estimates on features such as population by age – as shown below.
This table illustrates that the majority (52.9%) of Falcon
Heights’ population is 18 – 54 years old. The female
population of the City is 2,739 (52.4%), while there are
2,493 males (47.6%) who live in Falcon Heights ((2018-
2022) – ACS 5-Year Survey).
As seen in the table below, Falcon Heights maintains a
majority white population, with the biggest minority group
being people of Asian or Pacific Islander.
RACE AND ETHNICITY (2018-2022) – ACS 5-YEAR SURVEY
RACE/ETHNICITY NUMBER OF PEOPLE PERCENTAGE OF TOTAL POP.
WHITE 3,908 74.7%
BLACK OR AFRICAN AMERICAN ALONE 337 6.4%
AMERICAN INDIAN OR ALASKA NATIVE ALONE SUPPRESSED
ASIAN OR PACIFIC ISLANDER ALONE 662 12.7%
OTHER ALONE SUPPRESSED
TWO OR MORE RACES ALONE 198 3.8%
HISPANIC OR LATINO (OF ANY RACE)SUPPRESSED
30
Demographics in the Community and along the Corridor | 6Snelling and Larpenteur Development Study for the City of Falcon Heights
Housing Conditions
ACS data also details the housing conditions in Falcon Heights. From the 2018-2022 ACS 5-year Estimate, we can see
that there are an estimated 2,155 total housing units in the City. An average of 2.3 persons live within the occupied
housing units. Owner-occupied units make up the majority of occupied units across Falcon Heights.
Commutes and Income
OWNED AND RENTAL HOUSING (2018-2022)
OCCUPIED HOUSING UNITS 2,050 UNITS
- AVERAGE HOUSEHOLD SIZE 2.3 PERSONS
OWNER-OCCUPIED 1,248 UNITS (61% OF TOTAL UNITS IN COMMUNITY)
- AVERAGE HOUSEHOLD SIZE 2.6 PEOPLE
RENTER-OCCUPIED 802 (39% OF TOTAL UNITS IN COMMUNITY)
- AVERAGE HOUSEHOLD SIZE 1.9 PERSONS
HOUSING UNITS BUILT (2018-2022)
The housing stock in Falcon Heights is aging – with 51%
of total housing stock 55 to 80 years old. Only 1.1% of
housing stock was built within the last 14 years.
YEAR BUILT NUMBER OF UNITS %
2010 OR LATER 24 1.1%
2000-2009 186 8.6%
1970-1999 547 25.4%
1940-1969 1,098 51.0%
1939 OR EARLIER 300 13.9%
TRAVEL TIME TO WORK (2018-2022)As seen in the table on the right, the majority of Falcon
Heights residents commute 0-19 minutes one-way to
reach their workplaces.
Falcon Heights estimated household income stayed
high according to the ACS 5-year survey, with 46.7%
of households estimated to be making $100,000 or
more. As seen in the table below, The median household
income was $87,750.
TOTAL WORKERS AGE 16+
(NOT HOME BASED)1,993 100.0%
LESS THAN 10 MINUTES 238 11.9%
10-19 MINUTES 813 40.8%
20-29 MINUTES 547 27.4%
30 MINUTES OR LONGER 395 19.8%
TOTAL WORKERS AGE 16+ (NOT HOME BASED)1,993 100.0%
TOTAL HOUSEHOLDS 2,050 100.0%
<$35,000 405 19.8%
$35,000 - $49,999 224 10.9%
$50,000 - $74,999 273 13.3%
$75,000 - $99,000 190 9.3%
$100,000 OR MORE 958 46.7%
MEDIAN HOUSEHOLD INCOME (2022 DOLLARS)$87,750 100.0%
Source MN COMPASS – Decennial Census 2020
31
Transportation Overview within the Study Corridors | 7Snelling and Larpenteur Development Study for the City of Falcon Heights
Transportation Overview
within the Study Corridors
The primary study area roadways are Trunk Highway (TH) 51 (Snelling Ave N) and County State Aid
Highway (CSAH) 30 (Larpenteur Ave W), both four-lane minor arterials within the study area. CSAH 48
(Fairview Ave N) intersects Larpenteur Ave W one-half mile west of the Snelling Ave/Larpenteur Ave
intersection, and CSAH 46 (Cleveland Ave N) crosses Larpenteur Ave one mile west of Snelling Ave.
Table 1 lists the key characteristics of these roadways. Numerous local roadways connect to these major
corridors near the proposed redevelopment sites.
TABLE 1 - MAJOR ROADWAY CHARACTERISTICS
The Metro Transit A Line Bus Rapid Transit (BRT) travels
north-south along Snelling Ave through the study
area, with north- and southbound stops at Larpenteur
Ave. The A Line links Rosedale Mall transit center in
Roseville (north of the study area) to the 46th St Station
in Minneapolis, where it connects to the METRO Blue
Line LRT, connecting numerous destinations in St. Paul
along the way. The Route 61 local bus travels east-west
along Larpenteur Ave, ultimately linking downtown
Minneapolis and downtown St. Paul.
There are sidewalks present along one or both sides of
Larpenteur Ave throughout the study area. There are
sidewalks along portions of Snelling Ave that connect
destinations near the intersection with Larpenteur
Ave as well as south of the intersection. North of the
intersection, Snelling Ave begins the transition to an
access-controlled segment with frontage roads and no
nonmotorized facilities along the highway itself.
There are currently no projects along Snelling Ave within
the study area included in MnDOT’s 2024-2033 10-Year
Capital Highway Investment Plan, and no projects along
Larpenteur Ave within the study area included in Ramsey
County’s 2024-2028 Transportation Improvement Program.
ROADWAY JURISDICTION FUNCTIONAL
CLASSIFICATION DAILY TRAFFIC VOLUME (YEAR)1
TH 51 (SNELLING AVE N)MNDOT MINOR ARTERIAL 31,911 (2023)
HEAVY COMMERCIAL: 736-769 (2023)
CSAH 30 (LARPENTEUR AVE W)RAMSEY COUNTY MINOR ARTERIAL 10,492-12,522 (2023)
CSAH 46 (CLEVELAND AVE N)RAMSEY COUNTY MINOR ARTERIAL 6,080 (2023)
CSAH 48 (FAIRVIEW AVE N)RAMSEY COUNTY MINOR ARTERIAL 3,725 (2023)
1. Source: MnDOT Annual Average Daily Traffic (AADT) volumes
32
Transportation Overview within the Study Corridors | 8Snelling and Larpenteur Development Study for the City of Falcon Heights
Larpenteur Corridor
Larpenteur Ave is a unique urban corridor due to its
location near the University of Minnesota St. Paul
campus and the Minnesota State Fairgrounds. West of
Snelling Ave, the University of Minnesota Golf Course
and numerous test plots for agricultural research make
up much of the adjacent land uses. While opportunities
to cross the corridor for people walking and biking are
limited, there is not a pattern of unserved origins and
destinations based on the existing land use pattern.
Should redevelopment activities along the corridor
advance, the City of Falcon Heights should work with
Ramsey County Public Works to evaluate pedestrian
and bicycle crossing needs and potential improvements
along the corridor. The existing pedestrian underpass
at Coffman St provides an opportunity to maintain a
grade-separated crossing with trail connections (as
shown in Area 1, Options A and B) should the golf
course be redeveloped in the future.
There are existing bike lanes along Larpenteur Ave
between Cleveland Ave and Fairview Ave that connect
existing nonmotorized facilities along these intersecting
roadways as well as Gortner Ave. Given the travel
speeds and the number of lanes on Larpenteur, this
segment represents a potential future opportunity for a
fully separated multi-use trail.
From Fry Street to the eastern study limits at Hamline
Ave, the density of residential and commercial origins
and destinations increases significantly. The City should
work with Ramsey County Public Works to analyze the
pedestrian safety concerns raised by the public during
the engagement process in more detail, with a focus on
this portion of the corridor. Improving walkability and
pedestrian safety will further improve access to transit,
which was cited by the public as a positive aspect of the
corridor as it exists today.
AMBER UNION BUILDING (1667 SNELLING AVE N)
BELL MUSEUM AT CLEVELAND AND LARPENTEUR STATE FAIR GROUND ENTRANCE
33
Public Engagement Activities | 9Snelling and Larpenteur Development Study for the City of Falcon Heights
Public Engagement Activities
To ensure the project reflected the interests and ideas of the Falcon Heights community, several public
engagement activities were conducted to solicit comments from the public. Throughout the process the
consultant worked with City staff and the Planning Commission who functioned as a Steering Committee
providing feedback and comments. The Commission’s initial input helped to frame the activities for the
first public meeting and assisted in compiling the community survey.
Community Meeting October 2023
The first community meeting was held in October
2023. The Open House had a brief presentation,
introducing the public to the Corridor project and
explaining the format of the meeting. The meeting
mimicked the on-line engagement activities the City
had initiated early in the planning process. There was
an on-line survey which asked about the current mix
of commercial uses in the community and what type
of land uses residents would like to see in the future,
along the corridors. A large corridor map was also
available so participating residents could provide
comments about identified “opportunity areas”
along either the Larpenteur or Snelling roadway
corridors. The same map was posted on the City’s
website and residents were able to provide comments
at their leisure. While the opportunity areas were
highlighted, residents could provide comments about
any property or issue within the corridors. While the
focus for the project is the land uses within the two
corridors, several residents provided comments
relating to traffic, signalization, and pedestrian safety.
SURVEY RESULTS
Eighty-nine residents from the community completed
the project survey which totaled 25 questions. Not
all participants responded to all questions, which is
reflected in the cumulative totals. A copy of the entire
survey is provided in the appendix of this study. Age of
participant is in the table below.
SURVEY PARTICIPANTS BY AGE
AGE OF PARTICIPANT %
26-35 13.5%
36-45 18%
46-55 23.6%
56-65 24.7%
66 AND OLDER 20%
34
Public Engagement Activities | 10Snelling and Larpenteur Development Study for the City of Falcon Heights
More than 60% of the respondents had lived in Falcon
Heights for more than 10 years, and 68.6% do not have
children under the age of eighteen in their current
household. When asked what respondents liked about
the area, common themes included the various options of
public transit, access to small businesses and restaurants,
and its location within the Twin Cities Metro Area. When
asked about concerns for the area, traffic congestion,
pedestrian safety, and the increase in high density housing
were among the most common issues mentioned. These
themes were also mentioned when residents were asked
about future development opportunities in the Study area.
One of the surveys main areas of focus was gaining an
understanding of the frequency residents used existing
businesses. Falcon Heights residents certainly shop in
town, with over 75% stating they visit businesses located
along Snelling Ave and Larpenteur Ave at least once a
month. The most popular businesses visited were New
Fresh Wok, Stouts Pub, Dinos Gyros, and Jimmy Johns.
Other businesses that were also named included the BP
gas station, Warners’ Stellian Appliances, and Merwin
Liquors. Sixty-five percent of all respondents were in
favor of developing more retail or services along the
corridor but preferred local businesses as opposed to
large regional businesses 95% to 5%. When asked what
type of businesses residents would like to see in the area,
answers included a coffee shop or bakery, a convenience
store or small grocery store, or a local restaurant. The
area had various parcels that contained some tenant
vacancies during the survey time period, which could
be utilized for this type of development. Residents
suggested the previously empty shop space located
adjacent to Stouts Pub and the vacant dry cleaners
business located at 1407 Larpenteur Avenue as two areas
where additional commercial uses could locate.
Respondents were much less receptive to the idea
of implementing new housing developments in the
Study area compared to bringing in new businesses.
Seventy percent of respondents believed there was
an adequate amount of housing currently in Falcon
Heights for those who want to stay and move into the
area. And when asked if they would support additional
housing developments. 57% of respondents were not
in support of adding any additional housing. When
respondents were provided multiple housing styles
for future housing 51% believed that a mixed-use
development would be best suited for the area and 45%
of respondents believed that duplexes would be best.
Only 16% of respondents believed that apartments with
over 8 units would be best for the corridors.
A larger opportunity area noted in the survey and site
map exercise is the Les Bolstad Golf Course located at
PID 162923340022. The University of MN (University of
Minnesota Twin Cities Campus Plan Update, December
2021) has indicated that a portion of the current golf
course property is considered an opportunity zone and
may be disposed of in the next five to ten years.
54 I Planning Frameworks
On the St Paul campus, the relationship of research lands to buildings and spaces that support campus
life is unchanged in the Campus Plan.
• The golf course use may change over the course of
the 10-year plan horizon of the Campus Plan and is considered an “opportunity site”.
• As learning and event space needs change, another
redevelopment opportunity may arise at the
Continuing Education Center, south of Buford and east of Gortner.
• Housing redevelopment at the Commonwealth Terrace Cooperative is anticipated in the horizon
of this plan. The current housing, built between 1945 and 1976 consisting of 1, 2 and 3 bedroom units has reached the end of its useful life. Providing
affordable housing in a welcoming environment as well as supporting a mix of uses, perhaps including retail and service, is the future goal for this area.
• Along the community-campus edge on Cleveland
Avenue, an outreach facility utilizes part of the
current parking lot to support seasonal, outdoor-oriented community events.
• The Bio-Tech District is emerging as an active
innovation site. The first proposed facility, currently
in planning, is a bio-manufacturing facility.
St. Paul
St. Paul Land Use Framework
Larpenteur Ave. W
Como Ave.MN-280Cleveland Ave. NST. PAUL LANDUSE FRAMEWORK,
SOURCE: UMTC CAMPUS PLAN 2021
The survey asked about future development ideas
for the Les Bolstad Golf Course, which is a significant
development opportunity given the large size of
the property. When asked what respondents would
like to see happen at the golf course property, the
overwhelming majority requested parks (72%), trails
(69%), and open space (47%). Other more favorable
answers included townhomes (34%), single family
development (32%), or attached unit development of
2-4 units (30%). This trend continued when respondents
were asked what amenities or features, they would like
within the development. Nearly 85% of respondents
would like to see green spaces or parks, and over 60%
would like to see bike lanes and pedestrian-friendly
infrastructure included.
35
Public Engagement Activities | 11Snelling and Larpenteur Development Study for the City of Falcon Heights
EXISTING
BUSINESSES
FREQUENTLY
VISITED:
-Stouts Pub
-New Fresh Wok
-Jimmy Johns
-Dinos Gyros
-Merwin’s Liquors
-BP (Falcon Heights
Gas & Convenience)
BUSINESS
IDEAS:
-Coffee Shops
-Convenience
store
-Restaurant
-Bakery
-Small business
-Small retail
-Boutique
LOCATION
OPPORTUNITIES:
-Empty shops between Stouts
and Warners’ Stellian (since
been filled by retail tenant)
-Old Dry Cleaners on Larpenteur
-Greenhouse on Larpenteur
-U of M Golf Course
-Falcon Crossing
-Spire Site (bought by Blaze Credit
Union and will remain at the site)
DEVELOPMENT
FOR A LARGE
OPEN SPACE:
-Park space
-Open space
-Trails
-Single family
homes
-Townhomes
-Duplexes
WHAT DO YOU LIKE ABOUT
THE CORRIDOR:
WHAT DO YOU NOT LIKE ABOUT THE
CORRIDOR:
-Diversity of retail and
housing
-Good transit
-Walkability
-Open space
-Small/local feel
-Location within
the cities
-Traffic congestion
-Safety concerns
-Pedestrian and bike
safety
-Affordable housing
-Multi-family developments
-Green space reductions
-Vacant buildings
-Noise
-High traffic
To end the survey, respondents were asked what one change they would bring about to the existing land use within the
area. The responses carried much of the same theme from the rest of the survey including a reduction of the amount
of multi-family housing, increasing landscaping and pedestrian safety mechanisms, and emphasizing small business
development. When asked to list their main concern regarding future development in the area, respondents did not
want to receive feelings of overdevelopment or increased congestion in the area. This included concerns over including
more housing developments, increasing traffic demand, and buildings that did not fit the areas’ character. The
following are highlights of some of the responses with a full survey overview in the appendix. There have been some
changes to tenants and business along the Corridor since the survey. The information provided reflects the answers
given by respondents with updated information also provided.
FALCON CROSSING: LARPENTEUR AVE W
36
Public Engagement Activities | 12Snelling and Larpenteur Development Study for the City of Falcon Heights
After receiving community survey results and combining the comments from the on-line comment map, two focus
group meetings were held. The first meeting held on February 26, 2024, was opened up to residents in the community
and advertised on the City’s website. Approximately 20 residents signed into the meeting and were broken into groups
to provide feedback on the five identified redevelopment sites and to discuss the main Snelling and Larpenteur
Avenues intersection. The number of potential redevelopment sites was reduced to four at this exercise. The group was
also asked about areas east of Snelling Avenue, along Larpenteur and ideas about appropriate land uses in the future.
The write up of group comments are provided in Appendix A under community engagement. However, many of the
comments are reflected in the concepts developed for the various areas. A couple of key points are listed below:
Community Meeting March 25, 2024
The second focus group meeting, held on March 25, 2024 was highlighted for businesses in the community who were
individually invited. Unfortunately due to the weather the meeting was lightly attended.
-The group would prefer more mixed use at the intersection and is interested in attracting some commercial
to the southeast quadrant of the Snelling and Larpenteur intersection.
-The group wanted more parking available and easier access at several sites. Congestion at some of the
commercial sites makes it difficult to navigate and less comfortable and attractive to customers.
-Due to high traffic on adjacent streets and the lot circulations systems, most development within the
intersection does not feel safe for bicyclists or pedestrians.
-Attendees were intrigued with the idea of redevelopment of the University of MN golf course area, and many
wanted to maintain a significant amount of open space.
-When asked about transitioning land uses east of Snelling along Larpenteur, the group felt some type of
small retail, or home occupations could be acceptable over time.
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87 Document Path: K:\023472-000\GIS\Maps\CorridorStudyProject\CorridorStudyPRO\FigureX_CommunityInputMap_8x11 Date Saved: 8/7/2024
¯0 1,000FeetSnelling Ave/Larpenteur Ave Corridor StudyFalcon Heights, Minnesota
Community Input Map
!Community Input
Project Location
City Boundary
Parcel Boundary
COMMUNITY INPUT MAP
37
Community Goals for the Corridor | 13Snelling and Larpenteur Development Study for the City of Falcon Heights
GIBBS FARM (2097 LARPENTEUR AVE W)
Community Goals for the Corridor
With the majority of land developed in the community the Study focuses on the two corridors for
future redevelopment opportunities. The City of Falcon Heights contains a total of 1,408 parcels.
Two hundred and thirty (230) of those are located along the Snelling and Larpenteur corridor,
equaling 16.45%. According to Ramsey County’s 2023 data the total Estimated Market Value (EMV)
of all the parcels in Falcon Heights is $732,633,300. The 230 parcels within the corridor have an
EMV of $201,147,900 equating to 27.5% of the total value of the city. This is due to the fact that
much of the commercial and higher density development occurs within the two corridors.
The attributes of the corridors led the City to highlight
these areas for future redevelopment. Particularly
Larpenteur Avenue, which doesn’t have as many
restrictions as the properties along Snelling due to
State control of the roadway. High traffic volumes
and visibility mean these areas are more desirable for
commercial and service uses, and the presence of
transit reinforces commercial as well as multi-family
development. Other attractions include the recreational
and cultural assets in the area such as the Gibbs Farm,
the Bell Museum, the University of MN golf course and
women’s soccer stadium and the Minnesota State Fair.
There are three city parks; Community Park on Roselawn
Avenue, Curtiss Field on Snelling Avenue and Grove
Park on Coffman Street (owned by the University) that
CURTISS FIELD PARK (1551 IOWA AVE W)
are all directly connected to Larpenteur Avenue by
walkways or trails.
The 2040 Comprehensive Plan projected that
additional growth would occur within the corridors.
That forecast came true with the recent multi-family
project, Amber Union. Amber Union, completed in
2022, has 125 apartments and one non-residential space
of approximately 787 square feet. Another mixed-use
project, completed in 2004, is the Falcon Heights Town
Square Apartments and Senior Apartments with a total
of 171 units and three individual commercial suites
ranging from 1263 square feet to 6267 square feet.
These projects are indicative of the type of development
density anticipated at the intersection.
38
Community Goals for the Corridor | 14Snelling and Larpenteur Development Study for the City of Falcon Heights
During this study, differing land uses were investigated in part due to the surrounding development pattern and the
current zoning on the site. In recognition of the increase in multi-family that had already occurred along the corridors,
much of the discussion by residents was about increasing commercial opportunities in the community. The community,
through the survey and public meetings, along with assistance from the City Council, Planning Commission and staff
identified four potential redevelopment sites. The four sites, from west to east along Larpenteur are:
1. The University of MN golf course site
2. 1871 Larpenteur Avenue W. on the corner of Lindig Street and Larpenteur Avenue
3. The Warners’ Stellian Mall in the NW quadrant of Larpenteur and Snelling
4. Falcon Crossing, the mutitenant mall at the NE quadrant of Larpenteur and Snelling
WSB received feedback in terms of what the City may want to see along the corridor and specifically at these sites. The
Steering Committee, community meetings, and the focus groups provided feedback that helped shape the concept
plans created for each site, some with multiple options. These plans were presented at a joint City Council and Planning
Commission meeting for feedback, and the drawings refined. The following concept drawings are the result of that
feedback.
The following map illustrates the four areas reviewed in depth for this Study, exploring potential redevelopment
concepts. K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000
Overall Map
LARPENTEUR AVE LARPENTEUR AVECLEVELAND AVE NFAIRVIEW AVE NSNELLING AVE NAREA 1
AREA 2
AREA 3
AREA 4
SNELLING LARPENTEUR CORRIDOR STUDY | OVERALL MAP
39
Community Goals for the Corridor | 15Snelling and Larpenteur Development Study for the City of Falcon Heights
Area 1 Site
This area is currently under University of MN ownership as the Les Bolstad Golf Course and is used as the practice golf
course for their teams. Within the University of Minnesota Twin Cities Campus Plan Update (12/2021) the Plan notes that
the golf course may change over the next 10 years and is considered an “opportunity site”. The University does not have
any specific plans for the property and has not determined if the land will be retained and reused for other University
purposes or would be sold to a private landowner. The University would like to work with the City should a reuse
opportunity arise in the future.
The City has included this site in the study, to begin conversations about potential changes to the property. It is
expected that a more in-depth land use analysis will occur should the University choose to reuse the property. Under
the current zoning, the property is zoned P1/R1 which means it is public land that reverts to single family zoning if
removed from public ownership. The City believes it is prudent to provide some thoughts about future development
of the site, recognizing that the entirety of the lot should not remain R1 if converted from the golf course use. Should
the 113-acre site become available for private development, it provides an opportunity for the City of Falcon Heights to
create a new neighborhood within the community. The question is what the right mix of uses would be on the site and
how the City can meet differing and potentially competing land use desires from the community.
During the public engagement, residents expressed varied interests in terms of differing land uses for the golf course
site. Several “close in” neighbors expressed a strong interest in maintaining most of the land as open space, similar
in look or feel to the present situation. Many others, including most of the city decision-makers, were interested in a
mixed-use project that would provide some commercial opportunities while also bringing new residential to the City.
Given the age of the existing housing stock, and the changes in life cycle housing demands, new housing will provide
an opportunity for the community to expand their resident and tax base.
40
Community Goals for the Corridor | 16Snelling and Larpenteur Development Study for the City of Falcon Heights
Concept A provides a more suburban development pattern where roads are more curvilinear with trails and open space
cross the development. The concept includes all residential types; from single family to townhomes, to multi-family
development which could include senior housing. Given the area size, some commercial and office uses were included
to provide a mixed-use opportunity and increase the non-residential development within the city. They are located
along Larpenteur Avenue to provide higher visibility and are placed at the entrance to the site so that commercial
traffic would not need to pass by residential uses, reducing potential conflicts. One high density site is located along
Larpenteur to take advantage of easy access to mass transit.
Area 1 Concept: Option A K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000
Area 1: Option A
Scale in Feet
0’400’200’
COMMERCIAL
OFFICE
MULTIFAMILY/SENIOR HOUSING
TOWNHOMES
SINGLE FAMILY
PARKS/OPEN SPACE
LARPENTEUR AVE CLEVELAND AVE NROSELAWN AVE
TOWNHOMES
SINGLE FAMILY
FULHAM STTRAIL
COMMERCIALOFFICE
MULTIFAMILY/SENIOR HOUSING
EXISTING DRIVING RANGE
LAND USE LEGEND
LAND USE ACREAGE SUMMARY
LAND USE TYPE TOTAL UNITS/ACRE EST. UNITSCOMMERCIAL: 2.3 AC OFFICE: 2.0 AC MULTIFAMILY: 6.1 AC 70-110 550TOWNHOME: 24.3 AC 6-10 195SINGLE FAMILY: 40.2 AC 4-6 200PARKS/OPEN SPACE: 21.4 AC TOTAL: 96.3 AC
TOTAL SITE AREA: 112.7 AC
41
Community Goals for the Corridor | 17Snelling and Larpenteur Development Study for the City of Falcon Heights
Area 1 Concept: Option B
CONCEPT COMPARISON
Option B is designed to align more with the current development pattern in the community. The city’s residential
development is more on a grid system which is reflected in this layout, particularly in the west. Land is set aside for
some commercial and office development along the Larpenteur Avenue frontage, with two nodes of higher density
residential adjacent to the entrance into the site. These are located to take advantage of transit opportunities along
Larpenteur Avenue. The central spine in the development provides a trail that connects sidewalks on Larpenteur and
Roselawn and allows for an open space corridor that benefits the entire project. The eastern portion of the plan also
presents a larger park with single and multi-family ringing the open space.
LAND USE OPTION A
(IN ACRES)
OPTION B
(IN ACRES)
COMMERCIAL 2.3 1.5
OFFICE 2.0 2.6
MULTIFAMILY 6.1 7.1
TOWNHOME 24.3 11.4
SINGLE
FAMILY 40.2 36.2
PARKS &
OPEN SPACE 21.4 28.7
TOTAL RIGHT
OF WAY 16.4 25.2
TOTAL 112.7 112.7K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000
Area 1: Option B
Scale in Feet
0’400’200’
LARPENTEUR AVE CLEVELAND AVE NROSELAWN AVE FULHAM STTRAIL
PARK/OPEN SPACE
COMMERCIAL
OFFICE
SINGLE FAMILY
MULTIFAMILY/SENIOR HOUSING
TOWNHOMES LAND USE ACREAGE SUMMARY
LAND USE TYPE TOTAL UNITS/ACRE EST. UNITS
COMMERCIAL: 1.5 AC
OFFICE: 2.6 AC MULTIFAMILY: 7.1 AC 70-110 640TOWNHOME: 11.4 AC 6-10 90SINGLE FAMILY: 36.2 AC 4-6 180PARKS/OPEN SPACE: 28.7 AC TOTAL: 87.5 AC
TOTAL SITE AREA: 112.7 AC
COMMERCIAL
OFFICE
MULTIFAMILY/SENIOR HOUSING
TOWNHOMES
SINGLE FAMILY
PARKS/OPEN SPACE
LAND USE LEGEND
EXISTING DRIVING RANGE
Although the City is aware the University has indicated they may dispose
of the golf course site, there is no set time for this change. The current
study would be remiss if it didn’t recognize one of the larger development
opportunities in the community and therefore this discussion has been
added. It is anticipated that when the land becomes available for private
development, Falcon Heights will undertake a more thorough review of the
site and the current market to aid in determining the appropriate land uses for
the property. At this time, these concepts show that there is enough acreage
on the site to permit multiple uses which could benefit the community and
existing residents. After a more in-depth analysis of the site, the City would
zone and guide the property accordingly to ensure the vision for future
development is embodied in the regulatory framework for the parcel.
42
Community Goals for the Corridor | 18Snelling and Larpenteur Development Study for the City of Falcon Heights
Area 2 Site
The site is small at .29 acres and designated by the County Assessor as an office building. The building has enclosed
space to the east and the western section has a greenhouse appearance. There is no viable business currently
operating at the site. This is a site that was mentioned for future redevelopment during public engagement activities
and the City survey by residents. Given the small land area and the desire to remove access from Larpenteur Avenue, a
change from commercial to residential may be warranted.
In response to community comments, and the site constraints, all three options provide residential opportunities that
would be more fitting for a smaller lot. Additional investigation will be needed to understand the market demand in the
area and which option would be a more economically feasible multi-family project.
Option C illustrates combining the parcel with the property to the east. There is no intention by the city to acquire the
eastern site at 1867 Larpenteur Avenue to facilitate the redevelopment design noted. The option is illustrative should
the property owner work together with the adjoining landowner.
43
Community Goals for the Corridor | 19Snelling and Larpenteur Development Study for the City of Falcon HeightsK:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MNJuly 9, 2024 | WSB Project number: 023472-000 Scale in Feet
0’40’20’Area 2: Option ALINDIG STLARPENTEUR AVE
4 UNIT APARTMENT BUILDING
GARAGE PARKING
PATIO
SURFACE PARKING
K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000 Scale in Feet
0’40’20’Area 2: Option BLINDIG STLARPENTEUR AVE
TOWNHOMES
DRIVEWAYS
K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000 Scale in Feet
0’40’20’Area 2: Option C (Additional Parcel)LINDIG STLARPENTEUR AVE
APARTMENT BUILDING
SURFACE PARKING
GARAGE PARKING
Area 2 Concept: Option A
There was a prior approval on the site which has not
been constructed and Option A is similar in design
to that approval. The new building would permit four
smaller apartments with a detached single-story garage
and some on-site parking.
Area 2 Concept: Option B
Option B also introduces residential onto the site, but
includes townhome units more fitting the longer, narrow
layout of the parcel. Each townhouse would have a
garage as part of the unit. It is estimated that up to five
units could be provided on site, depending upon the
unit size. The units would need to be multi-story.
Area 2 Concept: Option C
Option C includes the parcel immediately adjacent to
the parcel to gain more land area for redevelopment.
In total, the site would be .68 acres if combined. The
lot size is more consistent with some of the apartment
buildings to the east, along Larpenteur Avenue and the
layout emulates the Larpenteur Crossing Apartments
with parking and enclosed garages in the rear of the lot.
44
Community Goals for the Corridor | 20Snelling and Larpenteur Development Study for the City of Falcon Heights
Area 3
The third area investigated was the northwest quadrant of the Snelling and Larpenteur Avenue intersection. Presently there is
an existing shopping mall with the main tenant being Warners’ Stellian, who is also the owner of the property. Other tenants
include Hari Designs Unlimited and Phenom. There is a BP gas and convenience store on the corner which is located on a
separate parcel. Stout’s, a local restaurant, is immediately adjacent to the shopping mall but is under separate ownership.
Warners’ Stellian representatives indicated that they are happy with the location of their store, and they have recently
remodeled the stores’ interior. They are working to attract new tenants in the mall making it more of a destination for
shoppers in the community.
Anecdotally, the consultants were informed that the BP station is busy, and the convenience store is used by nearby
residents for quick trips for necessity items.
It is noted that the circulation in the area of the gas station, mall parking lot and West Snelling Drive (the frontage road)
is difficult and confusing particularly if a driver is not familiar with the area. Access to the site from Snelling going
southbound must either enter unto West Snelling Drive at Crawford Avenue (with a right turn lane) or further north at
Garden Avenue, which also has a right turn lane.
From the frontage road, visitors may enter into the mall by the curbcut aligned with Crawford Avenue. To access the
BP station, vehicles would continue down the frontage road which ends in the BP parking and staging area. There isn’t
another access into the Mall parking area from the east except the one previously mentioned. To access the mall from
the BP site, or to leave the gas station, a traveler would need to go through the BP property and get into the southern
drive aisle of the mall parking area, or turn-around and leave along the eastern service drive. The BP site is constrained
and does not provide a lot of maneuvering space for vehicles. A more obvious circulation path may reduce potential
accidents and increase safety.
45
Community Goals for the Corridor | 21Snelling and Larpenteur Development Study for the City of Falcon Heights
Area 3 Concept
K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000
Scale in Feet
0’60’30’Area 3 SNELLING AVEW SNELLING DRLARPENTEUR AVE
EXISTING SHOPPING CENTER
PATIO
PROPOSED RESTAURANT/RETAIL5,000 SQ FT
EXISTING GAS STATION
EXISTING PARKING STALL COUNT: 93PROPOSED PARKING STALL COUNT: 81
EXISTING PARKING STALL COUNT: 115PROPOSED PARKING STALL COUNT: 59
ST MARY’S STEXISTING PATIO & RESTAURANT ENTRANCE
PERSPECTIVE VIEW B
PERSPECTIVE VIEW A
It is not anticipated that the existing mall would be removed and the site redeveloped. In discussions, the owner gave
no indication that they would like to redevelop the site. Rather, the concept plan suggests some changes to the site
that can increase the amount of leasable square footage on the property, improve existing site circulation, and organize
parking to be more consistent with ordinance standards.
The concept proposes adding a new detached retail space in the north section of the existing parking lot. The plan
depicts a 5,000 square foot restaurant for retail use and provides some additional space on the site for an outdoor
patio. Parking in this area would be lost due to the new lease space but there continues to be parking in and around the
new building as well as various sections of the mall and adjoining Stouts Pub. Residents indicated their desire for more
localized commercial services or restaurants. This location would provide enough space and has high visibility which
could lead to a successful project.
46
Community Goals for the Corridor | 22Snelling and Larpenteur Development Study for the City of Falcon Heights
Near the gas station, to the east of the site, the separation between the frontage road and the parking lot is more
pronounced with the addition of some green space and plantings which are carried down to the BP station. The
circulation route is formalized with straight-line curbing, and which helps travelers to differentiate between areas for
driving or not. A more raised curb, particularly near the gas station may help to delineate drive aisles.
The final change is to realign the parking west of Stout’s, generally consistent with the existing conditions. Care
should be taken to make sure the drive aisles and parking stalls are sized appropriately so they are workable and allow
adequate circulation.
The concept provides for the inclusion of more landscaping than the current circumstances. The use of landscaping,
along with curbing, rather than painted stalls and drive aisles should help circulation on the site and improve the
aesthetics of the parking areas.
This corner is a highly visible corner in the city. Minor improvements to the site would reduce the amount of pavement
on the site and could improve the aesthetics. The opportunity to increase the amount of leasable space on the site
would meet the city goals of increasing the city’s tax base and providing additional services to existing residents. K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000
Area 3 Proposed Restaurant/Retail Perspective A
K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MNJuly 9, 2024 | WSB Project number: 023472-000
Area 3 Proposed Restaurant/Retail Perspective B 47
Community Goals for the Corridor | 23Snelling and Larpenteur Development Study for the City of Falcon Heights
Area 4
The final site evaluated in the plan is the mall located in the northeast quadrant of the Snelling and Larpenteur
intersection, Falcon Crossing. The multi-tenant mall building from 1985 was recently updated and is successful from the
standpoint that there are few vacancies, and if so, not for long. There are approximately 13 tenant bays on the site.
The building is surrounded by parking on four sides and there are several access points into the property. There are
two curbcuts from Larpenteur Avenue. The site can be accessed from the northeast, from Crawford Avenue, through
the Dinos restaurant parking lot (drive aisle) and south into the parking lots. There is an alleyway north of the building
that can be accessed from Arona Street. The alleyway provides access to the adjoining single-family homes, directly
north of the mall, and also is at times used as a parking area for some of the mall tenants. In general, much of the
conversation about this site was related to the difficult site circulation and disorganized parking. In review of site
aerials, the parking areas are reasonably laid out and well stripped and most likely business patrons are not parking or
loading in appropriate locations. However, some of the drive aisle dimensions are narrower than desirable.
48
Community Goals for the Corridor | 24Snelling and Larpenteur Development Study for the City of Falcon Heights
Area 4 Concept: Option A
K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000
Area 4: Option A
Scale in Feet
0’60’30’SNELLING AVELARPENTEUR AVE
EXISTING RETAIL/RESTAURANT
TIE INTO EXISTING PARKING
PLANTING BEDS
REMOVE EXISTING DRIVE
EXISTING DRIVE
CRAWFORD AVE
ARONA STEXISTING PARKING STALL COUNT: 112PROPOSED PARKING STALL COUNT: 96
The first concept for the site maintains the existing building as is. Modifications to the site include removal of the most
western curbcut, which is in close proximity to Snelling Avenue. There is more emphasis on using the northwest access
into the site and additional signage may be necessary. A few parking stalls are removed to introduce some landscape
islands in the parking area, providing some green space on site. The other reduction is caused by the realignment of
the drive aisle from Crawford Avenue into the Falcon Crossing parking area.
49
Community Goals for the Corridor | 25Snelling and Larpenteur Development Study for the City of Falcon Heights
Area 4 Concept: Option B
K:\023472-000\Graphics\Concepts\023472-000 Snelling Larpenteur Corridor StudySnelling Larpenteur Corridor Study |
Falcon Heights, MN
July 9, 2024 | WSB Project number: 023472-000
Area 4: Option B
Scale in Feet
0’60’30’SNELLING AVELARPENTEUR AVE
RETAIL/RESTAURANT SPACE12,400 SQ FT
RETAIL/RESTAURANT SPACE5,800 SQ FT
TIE INTO EXISTING PARKING
PLANTING BEDS
PROPOSED DRIVEREMOVE EXISTING DRIVE
REMOVE EXISTING DRIVE
CRAWFORD AVE
ARONA STEXISTING PARKING STALL COUNT: 112PROPOSED PARKING STALL COUNT: 81
The second concept plan assumes the site is redeveloped. New site development has been broken into two buildings
to assist in circulation around the site. Other attributes of Option A remain, removal of the western curbcut along
Larpenteur Avenue, highlighting the access from the northeast, and increasing site landscaping.
It is understood that many redevelopment projects in the Metropolitan Area result in more dense site development,
providing a mixed-use project, often including commercial on the first floor and residential on the two stories above. It
is the consultants opinion that the site does not have the depth to provide underground parking for a 3-story building.
Without the provision of adequate parking, it does not seem reasonable to anticipate a denser development project.
The depth and size of the lot would also constrain the buildability of a mixed-use project.
50
Project Recommendations | 26Snelling and Larpenteur Development Study for the City of Falcon Heights
Project Recommendations
Falcon Heights is looking to reinvigorate portions of the community to increase the services available to
residents, both in terms of commercial and retail services and also provide differing housing options to
increase sustainability of the City. Given the size of the City and its’ developed nature, redevelopment is
the most likely vehicle to bring new development into the community. Areas of potential redevelopment
were explored along the Snelling and Larpenteur Avenues corridors, although the primary focus of this
study settled on the Larpenteur corridor which has more land in private ownership, and within the City,
than Snelling Avenue.
As noted in the report, concepts for identified redevelopment opportunity parcels were created. These concepts
illustrated major and minor site adjustments that could be made to address issues and meet community goals as
identified in the public engagement activities throughout this project. The following provides some recommendations
for future implementation of plans.
-The potential private ownership of the University
of MN golf course property provides a unique
opportunity in the community. The City should
work with the developer and the University, so they
understand the City goals for the future of the area.
-Based upon public feedback, residents wanted the
golf course area to become a mixed-use project that
provides both life-cycle housing with varied densities
and also permits some additional non-residential
development opportunities along Larpenteur Avenue.
There is strong interest in maintaining open space
and some natural features of the current site.
-The City should encourage a master plan for the
entire golf course site so that there is a cohesive
plan and a community-wide understanding of the
future development, including the provision of
park land and open space as a central tenet for any
development plan.
-Community feedback for the golf course site
supported a development pattern that is more
consistent with the existing residential development
pattern within Falcon Heights, rather than
introduction of a more suburban or larger residential
lot design.
51
Project Recommendations | 27Snelling and Larpenteur Development Study for the City of Falcon Heights
-While there is strong interest in providing more
commercial development along the corridor, study
participants want to ensure that adjoining residential
users are not negatively impacted by any new non-
residential land uses. This leads to keeping commercial
areas within the existing nodes near the Snelling and
Larpenteur intersection and not placing non-residential
development indiscriminately along the corridor.
-There is a strong interest in providing new
development that is generally consistent and mimics
the development pattern of adjoining properties.
-The City should work with commercial property
owners to provide safer site circulation and organized
parking to help navigate individual lots. This can be
accomplished by introducing more curbing to channel
traffic and define open spaces with landscaping to
upgrade sites and delineate traffic patterns.
-The City should review existing ordinances to ensure
they are up to date and promote the redevelopment
plans desired by the community residents and city
decision makers.
-The City should investigate prioritizing redevelopment
areas and work with “willing sellers” over time to
assemble land to achieve redevelopment goals.
-In the long-term, the City should explore
redevelopment goals which may include allowing
smaller, home-based commercial uses east of
Snelling Avenue along Larpenteur Avenue to continue
to provide flexibility for business owners and increase
local economic resiliency.
-Redevelopment generally requires financial
assistance. The City should identify potential public
funding sources to assist in redevelopment within the
Corridors, should the opportunity arise.
-The city should explore the use of grants and
loans to achieve redevelopment projects.
-The city should understand their options for
use of TIF to assist in redevelopment and
revitalization within the Corridors.
-The city should explore partnering with property
owners to achieve mutually beneficial goals.
Of final note, as reported earlier, this study was focused
primarily on land use within the Corridor and not on
transportation improvements in the area. However,
there was significant feedback during all aspects of the
public engagement about improving safety for bicyclists
and pedestrians within the Corridor.
There were also numerous comments about vehicular
safety. The concerns about safety and recognition that
access to some of these sites within the corridor are
difficult due to roadway restrictions or safety concerns,
is in conflict with some of the community goals for
redevelopment and creation of a more walkable city.
These transportation issues, and potential solutions
should be explored with Ramsey County whenever
an opportunity arises, especially if there are any
modifications to the Larpenteur and Snelling Avenue
corridors made in the future.
52
Appendix A:
Community Engagement
Planning Commission/Steering Committee Notes August 2024 Mtg
Survey results
On-line comments (map with comments on excel ss)
Focus Group 1 write up (with questions)
Focus Group 2 write up
53
Future Discussion Issues
Redevelopment of the University Golf Course:
• The Golf Course could become an entry point to the community.
• What and how should the potential closure of the University Golf Course be handled
• Long term goal for the University of Minnesota Golf Course
• Over 300 acres for potential development.
• Create a new development similar to the redevelopment of the old Ford Plant in Highland
Park/St. Paul.
• Large-Scale mixed-use type of development .
• Blended density for the site with higher density along Larpenteur Avenue and lower density
as you move further away from the road.
• Significant trails, parks and open space in the area and connecting to the community.
• Potential for “larger scale” retail development to provide services for the area based on
potential new residential growth.
• What would be the best use for the redevelopment of the golf course?
• The development of more housing and commercial development for the area
• What is the vision for the University Golf Course and how can that be conveyed to the
University?
• What is the relationship with the University and the future development and use of their
property?
• How to create a joint mission and vision with the University for the future
• Are there opportunities to capitalize on the Bell Museum and Gibbs Farm?
Housing Development:
• What is senior housing – single level/full spectrum of care?
o Rental
o Ownership
• Higher density should be considered but the location of the density should be carefully
considered.
• Define what is considered high density.
• What height should be encouraged and allowed 3-4 stories or higher?
• The combination of both market and affordable housing opportunities should be combined to
reduce the potential for the development of long-term issues.
• Met Council wants higher densities.
• Move toward higher density residential development along corridors when commercial not
appropriate.
• Need to acquire multiple parcels to create higher density residential sites.
54
Business Attraction and Support
• How do we provide the desired services for the residents in the community and along the
corridor
• How to assist businesses to survive in the community and the locations available.
• Type of businesses that should be targeted:
o Ice Cream Shop
o Coffee Shop
o Neighborhood type meeting places
o Smaller Mom and Pop convenience store
• The width of the Snelling and Larpenteur corridors affects the ability of the businesses to
survive.
• Should we focus on and encourage local businesses?
• How to balance the growth while keeping the smaller town feel of the community?
• Should the business attraction be focused on small local type businesses?
• Should the community work to create destination type of businesses (Warner Stellian) for the
area.
• Current businesses in the area are vehicle focused.
• Demand for new retail/commercial space appears to be weak.
• Significant vacancies in the mixed use building on the intersection.
• How to create interaction with commercial property owners
• How in-home businesses should be handled and potentially encouraged for future growth; are
there some opportunities along Larpenteur, east of Snelling in the longer term time horizon?
• Pizza hut has been the most successful to locate in the building.
• Some of the businesses have been successful and needed to relocate to other areas of the
community.
• Will the traffic counts affect the type of businesses that will be located in the community?
• Are there opportunities to increase commercial development density at high visibility sites along
Larpenteur Ave?
Community Support/Relationships
• City financial support for projects is limited, however assistance outside of direct financial would
be considered.
• Not in favor of committing community dollars for projects.
• What are developers looking for in the community?
• How do we encourage the development that we want to occur
• Need to begin to work on the repositioning of the underutilized sites.
55
• The community is a good location for families, but Roseville has most of the needed large scale
retail services; good with community commercial in Falcon Heights.
• Pedestrian friendly development for routes and work with state and county for their
development.
• Why don’t businesses want to locate in some areas?
• Pedestrian routes and movement for safety and to encourage less reliance on car trips.
• Residents walking to local businesses.
• How will the increased population due to new development affect the sense of community?
• What is the goal of redevelopment in the community?
• Creation of additional community connections across Snelling Avenue
• The Larpenteur Corridor has some of the same connection issues as the Snelling corridor,
especially around the school area; how to cross streets safely.
• Increasing walkability of both corridors both along and across need to be increased.
• These are the main thoroughfares of the community.
• Significant number of vehicle trips per day
• Can we retain the feel of the community with the high level of traffic?
Zoning Changes and Design
• Correct zoning for the development that is envisioned.
• City control over open spaces
• Consistent zoning in the corridors to encourage and allow redevelopment and potential new
development.
• How handle parking for businesses that is visible but does not create a barrier to the use of
the property and business access
• Building design needs to be reviewed to encourage people to enter the business.
• Is the city a barrier to the attraction of businesses locating to the community?
• Is the current zoning a barrier to the use of the existing buildings?
• The zoning ordinance should be redone to allow for the new development types and uses.
• Main level of the multi-use building has not been successful in the attraction of the viable
businesses.
• Acknowledge the need to update the zoning districts and uses.
• Are zoning districts correct and are they correctly defined?
• There may be spot zoning occurring along the corridors.
• Make sure zoning meets the vision for the intended growth in the community.
• The use of PUD’s seems to be overused and causing difficulties for developers.
• Defining what is considered mixed use development:
o Flexible depending on the intended uses proposed.
o Old school mixed us with housing on top and commercial on the main level.
• The study area includes most of the identified commercial areas and uses in the community.
56
Falcon Heights Community Survey
1 / 26
89.89%80
10.11%9
Q1 Do you shop at businesses within the City of Falcon Heights that are
located along these corridors. If so, how frequently?
Answered: 89 Skipped: 1
TOTAL 89
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
57
Falcon Heights Community Survey
2 / 26
22.89%19
42.17%35
21.69%18
13.25%11
Q2 If yes, how frequently?
Answered: 83 Skipped: 7
TOTAL 83
0%10%20%30%40%50%60%70%80%90%100%
Once every 6
months
Once a month
Once a week
Several times
a week
ANSWER CHOICES RESPONSES
Once every 6 months
Once a month
Once a week
Several times a week
58
Falcon Heights Community Survey
3 / 26
Q3 Please name one business you frequent located within Falcon Heights
and along Snelling or Larpenteur Avenue.
Answered: 83 Skipped: 7
59
Falcon Heights Community Survey
4 / 26
65.52%57
34.48%30
Q4 Would you like to see more retail or services along Snelling and
Larpenteur Avenues?
Answered: 87 Skipped: 3
TOTAL 87
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
60
Falcon Heights Community Survey
5 / 26
Q5 If yes, what kind of businesses/services would you like in Falcon
Heights?
Answered: 63 Skipped: 27
61
Falcon Heights Community Survey
6 / 26
4.60%4
95.40%83
Q6 Would you prefer the City of Falcon Heights try to attract large regional
businesses or small local businesses?
Answered: 87 Skipped: 3
TOTAL 87
0%10%20%30%40%50%60%70%80%90%100%
Large regional
Small local
ANSWER CHOICES RESPONSES
Large regional
Small local
62
Falcon Heights Community Survey
7 / 26
Q7 Is there any parcel you would like the city to specifically review as part
of this study?Name or address of site:
Answered: 33 Skipped: 57
63
Falcon Heights Community Survey
8 / 26
70.79%63
29.21%26
Q8 Do you think there is enough housing for people who want to stay and
those who want to move into Falcon Heights?
Answered: 89 Skipped: 1
TOTAL 89
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
64
Falcon Heights Community Survey
9 / 26
42.70%38
57.30%51
Q9 Would you support additional housing in Falcon Heights, along the two
roadway corridors?
Answered: 89 Skipped: 1
TOTAL 89
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
65
Falcon Heights Community Survey
10 / 26
45.71%32
31.43%22
28.57%20
15.71%11
51.43%36
Q10 What type of housing would best be suited for the corridors?
Answered: 70 Skipped: 20
Total Respondents: 70
0%10%20%30%40%50%60%70%80%90%100%
Duplexes
4-Plexes
Apartments
with 4-8 units
Apartments
over 8 units...
Mixed use with
commercial a...
ANSWER CHOICES RESPONSES
Duplexes
4-Plexes
Apartments with 4-8 units
Apartments over 8 units; 3 stories
Mixed use with commercial and residential mix
66
Falcon Heights Community Survey
11 / 26
40.00%34
60.00%51
Q11 Do you support introducing additional affordable housing into Falcon
Heights?
Answered: 85 Skipped: 5
TOTAL 85
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
67
Falcon Heights Community Survey
12 / 26
Q12 If a large amount of land became available in Falcon Heights for
development, what would you like to see happen on the property. You can
pick more than one.
Answered: 90 Skipped: 0
0%10%20%30%40%50%60%70%80%90%100%
Single family
development
Attached unit
development ...
Townhomes
Apartment
Building
Park
Trails
Passive Open
Space
Retail building
Office building
Industrial
building
68
Falcon Heights Community Survey
13 / 26
32.22%29
30.00%27
34.44%31
14.44%13
72.22%65
68.89%62
46.67%42
33.33%30
13.33%12
3.33%3
Total Respondents: 90
ANSWER CHOICES RESPONSES
Single family development
Attached unit development 2-4 units
Townhomes
Apartment Building
Park
Trails
Passive Open Space
Retail building
Office building
Industrial building
69
Falcon Heights Community Survey
14 / 26
Q13 If you could only pick two uses from the list above, what two would
they be?
Answered: 84 Skipped: 6
70
Falcon Heights Community Survey
15 / 26
84.27%75
62.92%56
25.84%23
38.20%34
21.35%19
51.69%46
30.34%27
15.73%14
Q14 What amenities or features would you like to see incorporated into the
development? You may select multiple options
Answered: 89 Skipped: 1
Total Respondents: 89
0%10%20%30%40%50%60%70%80%90%100%
Green spaces
and parks
Bicycle lanes
and...
Public
transportati...
Community
gathering...
Affordable
housing units
Sustainable
design and...
Cultural or
artistic spaces
Other (please
specify)
ANSWER CHOICES RESPONSES
Green spaces and parks
Bicycle lanes and pedestrian-friendly infrastructure
Public transportation options
Community gathering spaces
Affordable housing units
Sustainable design and practices
Cultural or artistic spaces
Other (please specify)
71
Falcon Heights Community Survey
16 / 26
70.00%63
23.33%21
3.33%3
3.33%3
Q15 Keeping in mind your response above, what scale of development do
you prefer?
Answered: 90 Skipped: 0
TOTAL 90
0%10%20%30%40%50%60%70%80%90%100%
Small-scale
(low rise...
Medium-scale
(mid-rise...
Large-scale
(high-rise...
No preference
ANSWER CHOICES RESPONSES
Small-scale (low rise buildings, lower density)
Medium-scale (mid-rise buildings, moderate density)
Large-scale (high-rise buildings, higher density)
No preference
72
Falcon Heights Community Survey
17 / 26
12.36%11
21.35%19
22.47%20
31.46%28
12.36%11
Q16 How satisfied are you with the current land uses and development
along the Snelling and Larpenteur Avenues?
Answered: 89 Skipped: 1
TOTAL 89
0%10%20%30%40%50%60%70%80%90%100%
Satisfied
Somewhat
satisfied
Neutral
Somewhat
dissatisfied
Very
dissatisfied
ANSWER CHOICES RESPONSES
Satisfied
Somewhat satisfied
Neutral
Somewhat dissatisfied
Very dissatisfied
73
Falcon Heights Community Survey
18 / 26
Q17 What do you like most about the Larpenteur Avenue and Snelling
Avenue corridors?
Answered: 68 Skipped: 22
74
Falcon Heights Community Survey
19 / 26
Q18 What do you like least about the Larpenteur Avenue and Snelling
Avenue corridors?
Answered: 83 Skipped: 7
75
Falcon Heights Community Survey
20 / 26
Q19 If you could change one thing about the land uses in the project area,
what would it be and how would you change it?
Answered: 64 Skipped: 26
76
Falcon Heights Community Survey
21 / 26
Q20 What are your main concerns regarding future land uses and
development in the Snelling and Larpenteur Avenues area?
Answered: 78 Skipped: 12
77
Falcon Heights Community Survey
22 / 26
3.41%3
19.32%17
15.91%14
61.36%54
Q21 How long have you lived in Falcon Heights?
Answered: 88 Skipped: 2
TOTAL 88
0%10%20%30%40%50%60%70%80%90%100%
Less than 12
months
1-5 years
6-10 years
More than 10
years
ANSWER CHOICES RESPONSES
Less than 12 months
1-5 years
6-10 years
More than 10 years
78
Falcon Heights Community Survey
23 / 26
62.22%56
35.56%32
2.22%2
Q22 How big is your current household?
Answered: 90 Skipped: 0
TOTAL 90
0%10%20%30%40%50%60%70%80%90%100%
1-2
3-5
More than 5
ANSWER CHOICES RESPONSES
1-2
3-5
More than 5
79
Falcon Heights Community Survey
24 / 26
0.00%0
13.48%12
17.98%16
23.60%21
24.72%22
20.22%18
Q23 What is your current age?
Answered: 89 Skipped: 1
TOTAL 89
0%10%20%30%40%50%60%70%80%90%100%
Under 25
26-35
36-45
46-55
56-65
66+
ANSWER CHOICES RESPONSES
Under 25
26-35
36-45
46-55
56-65
66+
80
Falcon Heights Community Survey
25 / 26
31.46%28
68.54%61
Q24 Does your household include anyone under the age of 18?
Answered: 89 Skipped: 1
TOTAL 89
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
81
Falcon Heights Community Survey
26 / 26
Q25 Please provide any additional comments, suggestions, or ideas you
may have regarding the future land use and development of the Snelling
and Larpenteur Avenues area.
Answered: 32 Skipped: 58
82
Falcon Heights Open Ended Responses Aggregated
Q3. Please name one business you frequent located within Falcon Heights and along Snelling or Larpenteur Avenue.
Merwin
New Fresh Wok BP Gas
Warner Stellian Toppers Pizza
Hair Design Unlimited Speedway CUB
State Fair Ground Chick-Fil-A Caribou
Good Acre City Hall
Stouts Pub Dino
7 20 13 6 1 2 3 3 1 1 1 2 1 20 18
Q5. If yes, what kind of businesses/services would you like in Falcon Heights?
Coffee Shop
s
Convenience
Stores
Resta
urant
Baker
y
Small
Business
Small
Retail
Bouti
que
Gym/Fitne
ss
Bar / Brew
ery
Personal Services (Groomin
g, Medical, Wellness
)
Groc
ery
23 8 32 8 3 9 3 2 4 5 10
83
Q7. Is there any parcel you would like the city to specifically review
as part of this study?Name or address of site:
Old Dry Cleaners on Larpenteur
Empty
Shops Between Stouts and Warner's Stellian
Greenhouse on Larpenteur
U of M Golf Course Falcon Crossing Spire Site
Empty Storefronts on Larpenteur
Hamline Larpenteur Intersection
Pizza Hut (Larpenteur)
Empty Retail at Larpenteur/Snelling Intersection
11 4 3 3 1 2 2 2 2 3
Q13. If you could only pick two uses from the list above, what two would they be?
Park Spac
e
Open
Space Trails
Single
Family home
s
Townho
mes
Duple
xes
Apartment Buildi
ng
Retail Buildi
ng
Office Buildi
ng
48 15 31 17 21 9 14 12 8
84
Q17. What do you like most about the
Larpenteur Avenue and Snelling Avenue corridors?
Diversity of Retail and Housing Good Transit Walkability Open Space Small/Local Feel
Location within the cities
Civic Aesthetic Nothing
27 20 6 9 2 8 4 7
Q18. What do you like least about the Larpenteur Avenue and Snelling Avenue corridors?
Traffi
c Congestio
n
Safety Conce
rns
Pedestrian
and Bike Safet
y
Affordable Housi
ng
Multi-family Develop
ments
Green
Space Redu
ctions
Vacant Buildi
ngs Noise
High Traffi
c
Unattractive Infrastruc
ture
Limited
Retail and Housi
ng
4 17 17 5 6 0 4 7 26 18 11
85
Q19. If you could change one thing about the land uses in the
project area, what would it be and how would you change it?
Limit Affordable Housing
Better
Pedestrian and Biking Resources
Change Traffic Levels
Impro
ve Infrastructure Aesthetics
Increased Green Spaces/Parks/Trails
Spatial Accessibility
Limit Density
Limit Multi-family Housing
Improve Retail Options
Increase Low-Density Housing
Increase Multi-family Housing
Decrease Noise
Improve Safety
Incr
ease Affordable Housing
Increased Mixed-Use Housing/Commercial
4 11 7 11 10 2 9 10 8 2 4 2 3 2 1
Q20. What are your main concerns regarding future land uses and development in the Snelling and Larpenteur Avenues area?
Too Much
Density
Losing City
Character
High
Traffic Safety
Envirionmental
Sustainability
Negative Effects to Local
Economy
Preserving Gree
nspace Aesthetics
Too Much Low-Income
Housing Commerce
City Conn
ectivity
27 10 22 17 1 6 7 10 8 9 1
Q25. Please provide any additional comments,
suggestions, or ideas you may have regarding the future land use and development of the Snelling and Larpenteur Avenues area.
86
Safety
Transportation
City Character Density Economy
Green/Op
en Space
Communit
y Participatio
n Requested
Environment
Connectivity
3 11 6 3 1 5 3 1 1
87
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87 Document Path: K:\023472-000\GIS\Maps\CorridorStudyProject\CorridorStudyPRO\FigureX_CommunityInputMap_8x11 Date Saved: 8/7/2024¯0 1,000
Feet
Snelling Ave/Larpenteur Ave Corridor Study
Falcon Heights, Minnesota
Community Input Map
!Community Input
Project Location
City Boundary
Parcel Boundary
88
Public Comments received through On-line Community Input Map
GIS
ID Details: Location:
1 Many vehicle accidents. cars exit Snelling at high speeds
Snelling Ave N, Saint Paul,
Minnesota, 55113
2
Pedestrian and bike traffic have to be on street next to cars on Arona.
This is a crossing for many people in NE Quadrant to get to Curtiss Field
or State Fair
1523-1537 Larpenteur Ave W,
Saint Paul, Minnesota, 55113
3
Cars exit Snelling at high speeds and pedestrian side walk ends
abruptly and is right up against the highway with no boulevard
Snelling Ave N, Saint Paul,
Minnesota, 55113
4
Why was money spent on a wall along this field? The money could have
been used for more important things.
1958-2058 Larpenteur Ave W,
Saint Paul, Minnesota, 55113
5
Snelling appears to have more traffic, and should get priority, but the
time allowed for traffic on Larpenteur often allows only a few cars to go
through.
Snelling Ave N, Saint Paul,
Minnesota, 55113
6
The traffic lights at Roselawn and Larpenteur are timed so it's difficult
to use this intersection. The median isn't big enough to go halfway and
wait for a break in cross traffic. There's not enough traffic from Garden
to justify a light. If a safe waiting space can't be constructed, consider
stopping cross traffic and allowing right turn only from Garden on both
sides.
Snelling Dr, Saint Paul,
Minnesota, 55113
7 Flashing pedestrian crosswalk
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
8
Work with the State Fair to allow bike access to state fair grounds.
Keeping the should open at minimum for safe biking. Ideally adding off
road and/or on road bike lane.
1830 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
9
There is a bike lot during the state fair just inside the grounds here. But
it is really difficult to find a safe path to get a bike in from this side of the
city. Need safer dedicated routes and signage.
Snelling Ave N, Saint Paul,
Minnesota, 55108
10
Some difficulty driving in/out of this retail area. There are too many
access points and not enough space for people to back out with traffic
coming in. It isn't configured well to utilize the space. Golden Tailor
11 Excess surface parking in this development. It's never full.
1729 Snelling Ave N, Saint
Paul, Minnesota, 55113
12 This green space is a nice buffer from the residential housing.
2246-2262 Larpenteur Ave W,
Saint Paul, Minnesota, 55113
13
Would really like to see this eyesore building be redeveloped. It was a
local coffee shop maybe 15 years ago, but it failed. A minimal amount
was invested in the property and the coffee wasn’t very good.
1867 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
14 The wait for Larpenteur traffic to cross Snelling can be very long.
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
89
15
There is a large overpopulation of golf courses in this area. At least 5
within only 2 miles of Snelling/Larpenteur (Como, Roseville
Cedarholm, Les Bolstad, Midland Hills, Gross). It would be really great
to see this area redeveloped into a large public, passive open space
like Harriet Alexander Nature Center.
U of MN les Bolstad Golf
Course
16 Seems like a good spot for low to moderate density residential.
1407 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
17
I really liked my home and neighborhood until Amber Union was built.
Now I'm treated to slamming doors all night long and eye sores parked
in front of my house. They leave trash and block the entrances to the
street. I can't believe you people used my tax dollars to actually make
me hate my house. It was literally going to be my forever home.
Minnesota Academic
Excellence
18
In 2018, UMN floated building a hotel, brewpub, retail store and new
student union where Commonwealth Terrace is located. Obviously it
didn't happen. But has FH ever explored hospitality? A hotel within
walking distance to the campus, soccer stadium and State Fair?
Shucks, can we fit a hotel on the green space in front of city hall? Or it
could be part of golf course development.
Prior Ave N, Saint Paul,
Minnesota, 55113
19
There is a shortage of shared commercial kitchen spaces for Start up
food businesses and restaurants. State Fair can be involved, tie it to
diversifying food vendors. Involve Good Acre. Jay Blank Realty
20
I would like to see a sidewalk added to the south side of Larpenteur
from Coffman Street to the sidewalk in Lauderdale. Would also like to
see the city work with the U of M to add shade trees wherever possible
along the Larpenteur sidewalks to encourage walking in the warmer
months.
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
21
Improve intersection Snelling & Larpenteur for pedestrians. Wait times
for walk signal are too long and walk time is too short. Limit right turns
on red, or alter design to include "pork chops" for pedestrians to allow
right turn on red.
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
22
Long term, consider redeveloping both of the commercial districts on
the north side of Larpenteur at Snelling to include retail on first level
with residential above. Design structures to front the streetside
sidewalks and put parking below or behind the buildings. This would
better match the south side corners with a more urban look.
Snelling Ave N, Saint Paul,
Minnesota, 55113
23
Work with Metro Transit to get more frequent bus service. This will be
easier to attain if and when more density occurs on or near Larpenteur.
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
24
Ask Ramsey County to add a crosswalk on Larpenteur at the east end
of Bolstadt Driving Range for Bell Museum employees and visitors.
Almost no one who parks there uses either the crosswalk at Cleveland
or the one at 1666 Coffman.
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
90
25
Larpenteur is a county road, but it has speed limits that vary from 35 in
Lauderdale, 40 and 35 through Falcon Heights, and up to 45 further
east. How about 35 all across Falcon Heights? Snelling is a State Road,
and the speed limit is 30 at Pierce Butler Route and then 45, 40, then
45 again at Garden. Perhaps lower limits on both would discourage the
heavy trucks and provide a bit less noise for residents.
1362 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
26
Please eliminate "Left turn yield on green". Drivers wait to turn left,
often looking into the sun, anxiously looking at traffic for an opening so
then can quickly accelerate through their left turn. Only once they start
their turn, do they notice any pedestrians who may be crossing at the
time at which point the drivers either slam on their brakes, or
sometimes actually try to barely miss the pedestrians. It's horribly
dangerous and should be eliminated here any everywhere else in
America!
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
27 Student housing or assisted living along with daycare.
1644 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
28 Keep all of the fields Falcon Heights, Minnesota
29
Our major intersection (Larp & Snelling) is not welcoming. Gas station,
liquor store on NW & NE corner is a bad look. Green it up a little please! BP
30
Apartment buildings are needed for students. Too many students drive
to class = traffic. More low income housing = less traffic.
1639 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
31 Make driveways and parking lots permeable
1739 Fry St, Saint Paul,
Minnesota, 55113
32 Safety with Hollywood Ct Alley & Amber Union Exit
1582 Hollywood Ct, Saint
Paul, Minnesota, 55108
33 Keep FH as it is - We do not need any more multiple housing units.
1700 Saint Marys St, Saint
Paul, Minnesota, 55113
34 Need better businesses in strip mall. More restaurants. Young Spa
35
Stop licensing halfway houses. These, not low income, are ruining
neighborhoods.
1504 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
36 no more low income housing
1735 Simpson St, Saint Paul,
Minnesota, 55113
37 Better pedestrian access.
1522 Crawford Ave, Saint
Paul, Minnesota, 55113
38 Assisted living. No more subsidized housing.
1703 Snelling Ave N, Saint
Paul, Minnesota, 55113
39 For safety before accident. Please put a stop sign.
1530 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
40
Install protected bike lanes on both sides of Larpenteur throughout FH,
Hamline to Cleveland
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
41 Protected bike lanes.
1683 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
91
42 Stop Tatum as a corridor cut-through.
1707 Tatum St, Saint Paul,
Minnesota, 55113
43 No more low income housing.
2027-2077 Larpenteur Ave W,
Saint Paul, Minnesota, 55113
44 Keep the cross-country skiing and running.
U of MN les Bolstad Golf
Course
45 ground source heat pump land
U of MN les Bolstad Golf
Course
46 Keep some park/nature areas here. Open for public use.
U of MN les Bolstad Golf
Course
47 No fossil gas. Net zero
U of MN les Bolstad Golf
Course
48 Keep golf course
U of MN les Bolstad Golf
Course
49 9 hole golf course & housing wrapped around it.
U of MN les Bolstad Golf
Course
50 urban forest
U of MN les Bolstad Golf
Course
51 Little park areas; keep the water
U of MN les Bolstad Golf
Course
52 Maintain the clubhouse; make it like Highland Add Park
2201-2275 Larpenteur Ave W,
Saint Paul, Minnesota, 55113
53 townhomes with front porches
U of MN les Bolstad Golf
Course
54 front porches, hide the garages
U of MN les Bolstad Golf
Course
55 some housing but preserve public greenspace
U of MN les Bolstad Golf
Course
56
The driving range is where apartment buildings should be built. The rest
of the golf course should be left to nature.
U of MN les Bolstad Golf
Course
57 Keep this park
Coffman St, Saint Paul,
Minnesota, 55108
58
The brand new chain link fence here blocks the only through point.
Please remove it.
1591-1649 Cleveland Ave N,
Saint Paul, Minnesota, 55108
59 Keep the ski trails
1728-1742 Fulham St, Saint
Paul, Minnesota, 55113
60 Perimeter walk ski bike
2277-2299 Larpenteur Ave W,
Saint Paul, Minnesota, 55113
61 Don't let it look like Roseville 2.0 Co Rd C behind Lunds
U of MN les Bolstad Golf
Course
62 Affordable housing
1744-1798 Fulham St, Saint
Paul, Minnesota, 55113
63 Senior living
1744-1798 Fulham St, Saint
Paul, Minnesota, 55113
92
64 Highland bridge project?
U of MN les Bolstad Golf
Course
65 Eagle's nest somewhere up here
U of MN les Bolstad Golf
Course
66
Develop the golf course north of Larpenteur - mixed housing,
affordable housing
1801-1919 Cleveland Ave N,
Saint Paul, Minnesota, 55113
67 New community bldg for rental & use
2050 Roselawn Ave W, Saint
Paul, Minnesota, 55113
68 Fix the cracks on the basketball courts
1946-1998 Autumn St, Saint
Paul, Minnesota, 55113
69 Ask UofM to reduce toxic chemicals on turf fields
1681-1693 Cleveland Ave N,
Saint Paul, Minnesota, 55113
70 Keep the fields; lower the Snelling speed limit
Cleveland Ave N, Saint Paul,
Minnesota, 55113
71
Community park bldg to rent for grad parties etc - like the bldg @ Lex &
Co Rd B
Falcon Heights Community
Park
72 Keep the field
1620-1652 Roselawn Ave W,
Saint Paul, Minnesota, 55113
73 Keep the hazelnuts! Research Falcon Heights, Minnesota
74 Make owner of junky NE corner of Lindig & Larpenteur clean up his lot.
1871 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
75 Better signage that Lindig is NOT a through street
1875 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
76
Maintain a consistent speed limit on Larpenteur from Eustis to Snelling
and ideally at 30mph. Going from 30mph to 40mph for the short
distance between these two streets is a speed trap. Also, when you set
a speed limit, many drivers think it's a guideline and go 5-10mph over.
With a 40mph speed limit, that means there are drivers going 45-
50mph on Larpenteur where there is a significant amount of pedestrian
and bike traffic.
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
77
A crosswalk across Larpenteur at Albert would help families crossing
from south of Larpenteur to FH elementary.
1681-1687 Albert Ave, Saint
Paul, Minnesota, 55113
78
Sf continues to block this gate to pedestrians and bikes. Very
annoying.
Snelling Ave N, Saint Paul,
Minnesota, 55108
79
What's the deal with this house. It's an eyesore. Is it ever going to be
finished?
1538 Crawford Ave, Saint
Paul, Minnesota, 55113
80 When is something going to be done on this property. It's embarrassing
1407 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
81 I like what the new owner is doing to this center. Looks a lot better. Jimmy John's
82 Some better landscaping in the median would be nice Snap Fitness
83
Crossing at this intersection, especially at Snelling is so dangerous. I'd
love to see this be pedestrian friendly.
Snelling Ave N, Saint Paul,
Minnesota, 55108
93
84
Flashing pedestrian lights for Pascal or Albert (if a crosswalk is added)
similar to what they have at Hamline and Garden.
1466 Larpenteur Ave W, Saint
Paul, Minnesota, 55113
85
Past discussion of stormwater BMP to address flooding along Lindig.
Contact CRWD.
1783 Lindig St, Saint Paul,
Minnesota, 55113
86
Drainage collaboration possibilities between FH, Ramsey County,
State Fair. Contact CRWD.
Larpenteur Ave W, Saint Paul,
Minnesota, 55113
87
Curtiss Pond is a landlocked basin and volume reduction in the
drainage area is critical for mitigating flooding from redevelopment.
Contact CRWD. Curtiss Field
94
Falcon Heights Larpenteur and Snelling Corridor Development Study
Focus Group 1 Write Up
Feb. 26, 2024, 6 – 8 p.m. at Falcon Heights City Hall
The first Focus Group meeting was held in February with 20 residents signing up to participate. The City
had advertised this event and therefore there were people from various areas of the community,
representing different demographics within the city. Participants broke into smaller groups and were
asked to review specific locations within the Corridor. Each group was to provide responses to the
attached questions. Each small group then reported out to all attendees where there could be additional
discussion. The following is an overview of the comments received from the groups for the eight
locations provided.
SW Quadrant (Amber Union)
• Strengths
o Not Vacant
o Very nice visual preservation
• Weaknesses
o Jaywalking is an issue (folks not using the crosswalks at the intersection), especially to BP
o Short on parking
o No retail
o Accessibility
o Turnover of Amber Union managers
o Rodent issues with trash
o Safety issues with no management overnight
• Suggestions
o Get business on first level
o Amber Union should have security on-site, including overnight
o The property could use evergreens/pine trees (without creating vision/safety issues)
o Park space might be a good use of non-used areas
SE Quadrant (Pizza Hut)
• Strengths
• Weaknesses
o Building feels cold/is not visually appealing/is not cohesive with the other buildings at
the intersection/feels useless
o Vacant retail space (could be due to perceived lack of parking)
o Parking lot is poorly designed with too few spots for the space
o Feels unsafe to be on the sidewalk
o Brick walls of the building amplify road noise
• Suggestions
o Create signage or other notice about parking and access to retail
95
o Enhance connections of existing building to Curtiss Field Park
o Establish a coffee shop/café on the first level
NE Quadrant (Dino’s)
• Strengths
o Better looking than it used to be
• Weaknesses
o Not conducive to foot traffic/feels dangerous for walking
o Dance studio traffic and restaurant delivery driver traffic makes for a dangerous situation
in the alley with cars going both ways
o Alley is used as the main exist which creates a safety concern
o Alley doesn’t get cleared of snow and ice
o Confusing for drivers
o Business signage is too small for passersby
o Parking is a problem
o Loiterers
• Suggestions
o Make the alley a one-way/not the main exit
o Develop townhouses above the retail space
o Establish better landscaping
o Get new/more businesses into the area
o Create better walking conditions
NW (Warners’ Stellian)
• Strengths
o Provides needed services
o Stout’s and Warners’ Stellian look good
o BP is nicely lit
• Weaknesses
o Unused parking land
o Not walking and biking safe
o BP is ugly, bumpy, and hard to get in and out of
o Loitering is an issue
• Suggestions
o Not a good place for new parks/gathering spaces
Greenhouse
• Strengths
o On a bus line
o Parking
• Weaknesses
96
o No one lives there and neighbors mow the lawn - just used as storage
o Eye sore
o Poor pedestrian space
• Suggestions
o Might not be good for retail
o Could have tiny homes for visiting University of Minnesota students/staff
o Could have a four-unit housing development, possibility two to three stories
o Shouldn’t be park space – not a good use of University of Minnesota space
Laundromat (later removed from consideration due to XXXX)
• Weaknesses
o Ugly, potentially toxic and polluted
o Building is abandoned and squatters have been seen in it (safety issue)
• Suggestions
o Get rid of the laundromat
o Could be used for a burger stand/take-out/drive through business - big parking lot
o Could be re-imaged into housing (duplex, four- or six-unit building)
o Could be a garden store like Egg Plant or a beer garden at night
o Could be a park
o Area should be pedestrian friendly
o Needs to be neighborhood friendly (adjacent to housing)
East of intersection
• Strengths
o Provides “naturally occurring” affordable housing
• Weaknesses
o Concern about parking
• Suggestions
o If there’s a loss of a home, the city could buy and/or redevelop the property, potentially
for parking
o Keep an eye toward green space/livability and impact on neighbors
o Consider negative impacts on the neighborhood
o Mixed zoning is good for this area
o Be careful to not build into street (allow green space)
o Prefer green space when developing
Golf course
• Suggestions
o Would be a good spot for nurseries or other farm-to-table outlets
o Keep green space
Amphitheater/outdoor music venue
Arboretum
97
Promote cross country skiing/trails/other outdoor activities
Turn into a restorative landscape
Walking/biking spaces
Use opportunity to become real walking green city
o Potentially give back to Native American communities
o No more big houses on tiny lots
98
Falcon Heights Larpenteur and Snelling Corridor Development Study
Focus Group 2 Write Up-Business Community
March 26, 2024
The City of Falcon Heights hosted a public meeting for local businesses on March 25 at
the Warners’ Stellian Appliance Showroom (1711 Snelling Ave N, Saint Paul). The meeting
was the second public input meeting the City hosted regarding future land uses along the
Snelling and Larpenteur Corridors. Turnout was light, with only four community members
showing up and participating. Attendees identified the need for more diverse businesses
to make the area appealing to current community members. At the same time, they want
to see the corridor made more physically accessible. This comment was in recognition of
the fact that the area is currently bisected by the two major roadways.
City officials and WSB staff provided: poster boards with pictures of the
Larpenteur/Snelling Corridor and two sites for proposed redevelopment, a map of the
University of Minnesota golf course slated for redevelopment, and a collaborative idea
map for community-members to submit opinions. Upon entry, attendees were asked to
check-in and fill out a questionnaire about their relationship with the corridor. During the
two-hour event, four community-members attended and mingled with the City/WSB
staff. Attendees consisted of (1) a co-owner of Warners’ Stellian (2) the owner of Stout’s
Pub on Larpenteur (3) the site manager of Gibbs Farm and (4) a city council member.
The results are discussed below.
1. How frequently are you in this area and for what purpose?
The majority of respondents are in the Corridor area frequently; with answers ranging
from a few times a month to daily.
2. In your opinion, what are the strengths of the current land uses in this area?
Attendees appreciate the presence of local businesses in the Corridor. Legacy businesses
give the area a sense of heritage. The space has good roads and good visibility. One
attendee liked the proximity to the State Fair and the area’s position as the Gateway to
Rosedale.
3. In your opinion, what are the weaknesses of the current land uses in this area?
Accessibility was a common concern. Heavy traffic in the corridors and lack of safe
pedestrian routes make accessing businesses and restaurants difficult. The placement of
development along the Highway prevent the commercial areas from being tied together.
99
4. Are there certain uses or businesses that could be introduced in the Corridor that
would help your business or the overall retail area be more successful?
Only two participants responded. They would like to see additional local businesses,
restaurants, and residences.
5. How would you describe the overall business climate for your business and why:
(circle one)
a. Excellent – 1 Response
“(Falcon Heights) has been our home since 1949. We very much
appreciate the community.”
b. Good – 1 Response
“We have no issue booking field trip visits to Gibbs Farm, but our
public hours are less busy. I do hear from a number of people that
they wish there were more places to get lunch after a visit to Gibbs
on the weekend.”
c. Fair – 1 Response
No Comment.
d. Poor
6. What changes, if any, would you like to see in terms of land use in the area? How
do you envision the future of the area in terms of land use and community
development? Does anything stick out as most important?
Two attendees responded. One is excited about the potential to redevelop the U of M
golf course site and would like to see investment in “very professional planning process”
regarding the site. The other respondent reiterated the desire for more local businesses
and restaurants in the area, but with work done to increase accessibility at the Larpenteur
and Snelling
intersection.
7. What role do you believe public spaces, such as parks or gathering areas, should
play in the overall land use plan for this area?
Attendees had nuanced answers. All four respondents believe that public space should
play a role in future land use in this area. One attendee believes “the more park space the
better,” so long as it is accessible. Another specifically called out the need for better
amenities at Curtiss Field. One respondent wants to see a more moderate, tailored
inclusion of public spaces in future land use planning.
100
8. Other comments or concerns?
Attendees ended their questionnaire on a positive note. They thanked staff for the
inclusion of local businesses and are excited about the future of Falcon Heights.
Summary
Attendance was low at the meeting. Overall, attendees feel that the corridor would
benefit from more local businesses that can be easily and safely accessed (potentially
through alternatives to automotive travel).
101
Appendix B:
Transportation Evaluation
of Opportunity Sites
102
Snelling-Larpenteur Corridor Study - Transportation
Overview
The primary study area roadways are Trunk Highway (TH) 51 (Snelling Ave N) and County
State Aid Highway (CSAH) 30 (Larpenteur Ave W), both four-lane minor arterials within the
study area. CSAH 48 (Fairview Ave N) intersects Larpenteur Ave W one-half mile west of the
Snelling Ave/Larpenteur Ave intersection, and CSAH 46 (Cleveland Ave N) crosses
Larpenteur Ave one mile west of Snelling Ave. Table 1 lists the key characteristics of these
roadways. Numerous local roadways connect to these major corridors near the proposed
redevelopment sites.
Table 1 - Major Roadway Characteristics
Roadway Jurisdiction Functional
Classification
Daily Traffic Volume
(Year)1
TH 51 (Snelling Ave N) MnDOT Minor Arterial 31,911 (2023)
Heavy Commercial:
736-769 (2023)
CSAH 30 (Larpenteur Ave W) Ramsey County Minor Arterial 10,492-12,522 (2023)
CSAH 46 (Cleveland Ave N) Ramsey County Minor Arterial 6,080 (2023)
CSAH 48 (Fairview Ave N) Ramsey County Minor Arterial 3,725 (2023)
1. Source: MnDOT Annual Average Daily Traffic (AADT) volumes
The Metro Transit A Line Bus Rapid Transit (BRT) travels north-south along Snelling Ave
through the study area, with north- and southbound stops at Larpenteur Ave. The A Line
links Rosedale Mall transit center in Roseville (north of the study area) to the 46th St Station
in Minneapolis, where it connects to the METRO Blue Line LRT, connecting numerous
destinations in St. Paul along the way. The Route 61 local bus travels east-west along
Larpenteur Ave, ultimately linking downtown Minneapolis and downtown St. Paul.
There are sidewalks present along one or both sides of Larpenteur Ave throughout the
study area. There are sidewalks along portions of Snelling Ave that connect destinations
near the intersection with Larpenteur Ave as well as south of the intersection. North of the
intersection, Snelling Ave begins the transition to an access-controlled segment with
frontage roads and no nonmotorized facilities along the highway itself.
There are currently no projects along Snelling Ave within the study area included in
MnDOT’s 2024-2033 10-Year Capital Highway Investment Plan, and no projects along
Larpenteur Ave within the study area included in Ramsey County’s 2024-2028
Transportation Improvement Program.
103
Larpenteur Ave Corridor
Larpenteur Ave is a unique urban corridor due to its location near the University of
Minnesota St. Paul campus and the Minnesota State Fairgrounds. West of Snelling Ave, the
University of Minnesota Golf Course and numerous test plots for agricultural research
make up much of the adjacent land uses. While opportunities to cross the corridor for
people walking and biking are limited, there is not a pattern of unserved origins and
destinations based on the existing land use pattern. Should redevelopment activities along
the corridor advance, the City of Falcon Heights should work with Ramsey County Public
Works to evaluate pedestrian and bicycle crossing needs and potential improvements
along the corridor. The existing pedestrian underpass at Coffman St provides an
opportunity to maintain a grade-separated crossing with trail connections (as shown in
Area 1, Options A and B) should the golf course be redeveloped in the future.
There are existing bike lanes along Larpenteur Ave between Cleveland Ave and Fairview Ave
that connect existing nonmotorized facilities along these intersecting roadways as well as
Gortner Ave. Given the travel speeds and the number of lanes on Larpenteur, this segment
represents a potential future opportunity for a fully separated multi-use trail.
From Fry St to the eastern study limit at Hamline Ave, the density of residential and
commercial origins and destinations increases significantly. The City should work with
Ramsey County Public Works to analyze the pedestrian safety concerns raised by the
public during the engagement process in more detail, with a focus on this portion of the
corridor. Improving walkability and pedestrian safety will further improve access to transit,
which was cited by the public as a positive aspect of the corridor as it exists today.
Redevelopment Sites
Area 1: The University of MN Golf Course
Area 1 is bordered on the south by Larpenteur Ave, on the east by Cleveland Ave, on the
north by Roselawn Ave (Minor Collector with 1,924 AADT as of 2021), and on the west by
Fulham St (CR 128) (local road with 723 AADT as of 2023). Roselawn Ave has an existing
bituminous multiuse trail along the south side of the road adjacent to the site and is
identified as a County-wide Connector Corridor in Ramsey County’s Countywide
Pedestrian & Bicycle Plan.
Implementation Considerations:
• Option A includes two public street access points to Fulham St, while Option B
includes five access points.
104
o In Option B, the three central access points are located at existing
intersections with public streets that continue west of Fulham St. The
northern- and southernmost access points would create new intersections
with Fulham St. This would reduce the distances from Larpenteur Ave and
Roselawn Ave to the nearest public street intersections along Fulham St.
Ramsey County and the City of Falcon Heights, respectively, may have
concerns with the proximity of new local street accesses to these existing
intersections depending on the number of trips expected from the
redevelopment site.
• Ramsey County reviews site plans for developments located along county roads. As
early as possible, a sketch plan should be submitted to Ramsey County Public
Works for comments prior to formal site plan review.
o Because of the proposed land use change, new driveway access
applications would be required for Larpenteur Ave and Fulham St.
o If an environmental document is required based on the final development
proposal, Ramsey County would conduct its review through the
Environmental Quality Board (EQB) process.
o Ramsey County requires a traffic impact study if an environmental document
is prepared, and the estimated peak hour traffic generated by the proposed
development approaches 100 vehicles or the total daily trips approach 1,000
or other unique traffic patterns are anticipated as a result of a proposed
development. If an environmental document is not being prepared, Ramsey
County will encourage the local governmental unit to require a traffic impact
study when similar traffic generation numbers are estimated.
o Depending on the final redevelopment proposal, Ramsey County may require
a different access configuration at the Larpenteur Ave site access than is
currently in place at the golf course.
• In both options, the office/commercial and multifamily areas in the southern portion
of the site would be served by the existing bus stop at Larpenteur Ave & Fulham St
• Continuation of the traditional street grid as depicted in Option B is generally more
conducive to walking and biking because it increases connectivity and minimizes
out of direction travel.
• Both options would provide north-south trail connectivity through the entire site,
linking the existing trail along Roselawn Ave to the existing sidewalks along
Larpenteur Ave.
• The City of Falcon Heights should consider preserving a continuous east-west trail
corridor through the site for a future connection to Cleveland Ave.
105
• The final development proposal, including designs for new streets internal to the
site, should be reviewed for consistency with the City of Falcon Heights Complete
Streets Policy.
Area 2: 1871 Larpenteur Avenue Site
Area 2 is located on the east side of Lindig St at the intersection with Larpenteur Ave. The
primary difference between the proposed options from a transportation perspective is the
number of driveways on Lindig St.
Implementation Considerations:
• All options would remove at least one driveway access from Larpenteur Ave and
provide all motor vehicle access via Lindig St, improving safety for users.
• Ramsey County reviews site plans for developments located along county roads. As
early as possible, a sketch plan should be submitted to Ramsey County Public
Works for comments prior to formal site plan review.
o Ramsey County may require new driveways to be located a specific distance
from the intersection of Lindig St and Larpenteur Ave.
• A direct pedestrian connection should be provided from the new building to the
existing sidewalk along Larpenteur Ave, as shown in Option C.
• There are existing bus stops at Lindig St, which serve local bus Routes 61 and 87.
Area 3: NW Quadrant of Larpenteur and Snelling
Area 3 is located in the NW Quadrant of the Larpenteur Ave and Snelling Ave intersection.
The proposed concept would convert existing parking spaces to a new restaurant/retail
space, improve internal site circulation, and include new landscape improvements.
Implementation Considerations:
• The number of parking stalls in the southern portion of the site would be reduced
from 93 to 81.
• The number of parking stalls in the northern portion of the site would be reduced
from 115 to 59.
• The proposed concept would not change the existing access of the site to/from
Snelling Ave or Larpenteur Ave.
• The proposed landscaping would better delineate access points to the site for
westbound traffic on Larpenteur Ave and southbound traffic on Snelling Ave.
106
• The proposed landscaping would improve circulation by providing improved visual
differentiation between the W Snelling Dr frontage road and the mall parking lot and
reinforcing the intended route to/from the BP gas station.
• Options to provide an accessible pedestrian route from the existing sidewalk
between Snelling Ave and the BP station to the mall should be explored further. The
existing configuration directs users onto the W Snelling Dr frontage road.
Area 4: NE Quadrant of Larpenteur and Snelling (Falcon Crossing)
Area 4 is located in the NE Quadrant of the Larpenteur Ave and Snelling Ave intersection.
The proposed concepts are intended to improve site circulation and aesthetics with either
the existing building (Option A) or with redevelopment into two buildings (Option B), and
would reduce access to the site from Larpenteur Ave.
Implementation Considerations:
• The number of parking stalls would be reduced from 112 to 96 with Option A, and to
81 with Option B.
• Options A and B would close the existing access to the site from Larpenteur Ave
near the intersection, improving safety for users.
• Option B would relocate the existing eastern Larpenteur Ave access to the west to
align with the new north-south route through the site.
• Ramsey County reviews site plans for developments located along county roads. As
early as possible, a sketch plan should be submitted to Ramsey County Public
Works for comments prior to formal site plan review.
• While Option B provides more routes for site circulation, it also increases the
number of potential conflict points between vehicles and between vehicles and
pedestrians. Special attention should be paid to maintaining sight lines at new
locations where traffic intersects.
• The proposed concept should consider providing an accessible pedestrian route
directly from the adjacent A Line BRT station to the existing businesses. Recent
aerial imagery indicates that a temporary path with paving stones has been created
through the existing grass boulevard.
107
Appendix C:
Property Inventory Along Corridors
108
Address 1666 Coffman St Falcon Heights Mn 55108-1330 Parcel ID Multiple PIDs
Property Owner
Existing Zoning M4 – Medium Density
Multiple Family and
Townhomes
Existing Use Condos
Lot Size (acres)
Building Size (SF)
Notes PIDs only exist for the units
and not the total building,
come back to it.
Address 2097 LARPENTEUR AVE W
Parcel ID 172923440011
Property Owner RAMSEY COUNTY
HISTORICAL
Existing Zoning B-3 - Snelling/Larpenteur
Business District
Existing Use EXEMPT, CULTURAL AND NATURE EXHIBIT
Lot Size (acres) 8.40
Building Size (SF)
Notes Gibbs Farm museum
109
Address 2077 LARPENTEUR AVE W
Parcel ID 162923330053
Property Owner CITY OF FALCON HEIGHTS
Existing Zoning P1 – Public Land
Existing Use EXEMPT PROP. OWNED BY
MUNICIPALS
Lot Size (acres) 3.27
Building Size (SF)
Notes City Hall
Address 2025 LARPENTEUR AVE W
Parcel ID 162923340094
Property Owner
Existing Zoning RM5 – High Density
Residential Mixed Use
Existing Use OFFICE BUILDING 1-2
STORIES
Lot Size (acres) 4.13
Building Size (SF)
Notes Commercial
businesses/SPIRE Credit
Union
110
Address 1957 LARPENTEUR AVE W
Parcel ID 162923340073
Property Owner SARAH BENSON
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.18
Building Size (SF)
Notes Rental Home
Address 1907 LARPENTEUR AVE W
Parcel ID 162923340074
Property Owner AYAN ASKAN
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use SINGLE FAMILY DWELLING, PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Rental Home
111
Address 1905 LARPENTEUR AVE W
Parcel ID 162923340056
Property Owner CHRISTOPHER J KNIGHT
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.35
Building Size (SF)
Notes Owner Occ
Address 1899 LARPENTEUR AVE W
Parcel ID 162923340055
Property Owner CYNTHIA CYD WICKER
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use MIXED RESID/COMMERCIAL
Lot Size (acres) 0.23
Building Size (SF)
Notes Home occupation
112
Address 1879 LARPENTEUR AVE W
Parcel ID 162923340027
Property Owner OPHELIA TOLBERT
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use TWO FAMILY DWELLING -
UP/DWN
Lot Size (acres) 0.24
Building Size (SF)
Notes Owner Occ
Address 1875 LARPENTEUR AVE W
Parcel ID 162923340026
Property Owner PAUL F SEBASTIAN
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use SINGLE FAMILY DWELLING, PLATTED LOT
Lot Size (acres) 0.25
Building Size (SF)
Notes Owner Occ
113
Address 1871 LARPENTEUR AVE W
Parcel ID 162923340022
Property Owner JAMES S CARPENTER
Existing Zoning PUD – Planned Unit
Development
Existing Use OFFICE BUILDING 1-2
STORIES
Lot Size (acres) 0.29
Building Size (SF)
Notes Vacant
Address 1867 LARPENTEUR AVE W
Parcel ID 162923340021
Property Owner JESSE C NICKOLS
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use TWO FAMILY DWELLING - UP/DWN
Lot Size (acres) 0.39
Building Size (SF)
Notes
114
Address 1865 LARPENTEUR AVE W
Parcel ID 162923340020
Property Owner MICHAEL J DOCKRY
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.31
Building Size (SF)
Notes Owner Occ
Address 1855 LARPENTEUR AVE W
Parcel ID 162923340019
Property Owner FAMILY EMPIRE HOLDINGS
LLC
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL UNITS
Lot Size (acres) 0.54
Building Size (SF)
Notes
115
Address 1845 LARPENTEUR AVE W
Parcel ID 162923340018
Property Owner LEGACY APARTMENTS LLC
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.57
Building Size (SF)
Notes
Address 1683 LARPENTEUR AVE W
Parcel ID 162923440023
Property Owner RANDI WINTER
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use SINGLE FAMILY DWELLING, PLATTED LOT
Lot Size (acres) 0.32
Building Size (SF)
Notes Owner Occ
116
Address 1687 FRY ST
Parcel ID 162923440022
Property Owner ANNA SPIEGLER
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 50-99 RENTAL
UNITS
Lot Size (acres) 1.72
Building Size (SF)
Notes
Address 1639 LARPENTEUR AVE W
Parcel ID 162923440047
Property Owner COX BUILDING LLC
Existing Zoning B-3 - Snelling/Larpenteur
Business District
Existing Use OFFICE BUILDING 1-2
STORIES
Lot Size (acres) 1.16
Building Size (SF)
Notes Cox Insurance
117
Address 1611 LARPENTEUR AVE W
Parcel ID 162923440074
Property Owner 421 KOEHLER ROAD LP
Existing Zoning B-3 - Snelling/Larpenteur
Business District
Existing Use RESTAURANT AND/OR BAR
Lot Size (acres) 0.58
Building Size (SF)
Notes Stouts Pub
Address 1701 SNELLING AVE N
Parcel ID 162923440073
Property Owner WARNER PROPERTIES OF
MN LLP
Existing Zoning B-3 - Snelling/Larpenteur
Business District
Existing Use NEIGHBORHOOD SHOPPING
CENTER
Lot Size (acres) 2.10
Building Size (SF)
Notes Warner Stellation, Hair
Designs unlimited, and Open
space
118
Address 1691 SNELLING AVE N
Parcel ID 162923440067
Property Owner FALCON HEIGHTS PROPERTY
LLC
Existing Zoning B-3 - Snelling/Larpenteur
Business District
Existing Use CONVENIENCE STORE
Lot Size (acres) 0.38
Building Size (SF)
Notes BP Gas Station
Address 1533 LARPENTEUR AVE W
Parcel ID 152923330136
Property Owner FALCON CROSSING LLC
Existing Zoning B-3 - Snelling/Larpenteur
Business District
Existing Use NEIGHBORHOOD SHOPPING
CENTER
Lot Size (acres) 1.40
Building Size (SF)
Notes Strip Mall
119
Address 1688 ARONA ST
Parcel ID 152923330135
Property Owner LAKEARMEY
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.17
Building Size (SF)
Notes
Address 1511 LARPENTEUR AVE W
Parcel ID 152923330134
Property Owner GARY E CARLSON
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL UNITS
Lot Size (acres) 0.22
Building Size (SF)
Notes
120
Address 1503 LARPENTEUR AVE W
Parcel ID 152923330133
Property Owner BRIAN J BIGELBACH
Existing Zoning R-2 – Two Family
Existing Use TWO FAMILY DWELLING -
SIDE/SIDE
Lot Size (acres) 0.13
Building Size (SF)
Notes Owner Occ
Address 1499 LARPENTEUR AVE W
Parcel ID 152923330132
Property Owner MELISSA M MATTSON
Existing Zoning R-2 – Two Family
Existing Use TWO FAMILY DWELLING -
SIDE/SIDE
Lot Size (acres) 0.13
Building Size (SF)
Notes
121
Address 1495 LARPENTEUR AVE W
Parcel ID 152923330131
Property Owner MATTHEW LANGE
Existing Zoning R-2 – Two Family
Existing Use THREE FAMILY DWELLING,
Lot Size (acres) 0.16
Building Size (SF)
Notes Owner Occ
Address 1491 LARPENTEUR AVE W
Parcel ID 152923330130
Property Owner KATHRYN T FRABLE TR
Existing Zoning R-2 – Two Family
Existing Use THREE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.16
Building Size (SF)
Notes
122
Address 1483 LARPENTEUR AVE W
Parcel ID 152923330129
Property Owner HINRICHS PROPERTIES LLC
Existing Zoning R-2 – Two Family
Existing Use THREE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.16
Building Size (SF)
Notes
Address 1475 LARPENTEUR AVE W
Parcel ID 152923330128
Property Owner ADAM DREW HEIL
Existing Zoning R-2 – Two Family
Existing Use THREE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.16
Building Size (SF)
Notes Owner Occ
123
Address 1469 LARPENTEUR AVE W
Parcel ID 152923330127
Property Owner WILLIAM P OROURKE
Existing Zoning R-2 – Two Family
Existing Use TWO FAMILY DWELLING -
SIDE/SIDE
Lot Size (acres) 0.20
Building Size (SF)
Notes
Address 1463 LARPENTEUR AVE W
Parcel ID 152923330126
Property Owner JOHN G MENSEN
Existing Zoning R-2 – Two Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.19
Building Size (SF)
Notes Owner Occ
124
Address 1453 LARPENTEUR AVE W
Parcel ID 152923340126
Property Owner JAMIE L BOHLAND
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.23
Building Size (SF)
Notes Owner Occ
Address 1445 LARPENTEUR AVE W
Parcel ID 152923340125
Property Owner DANIEL R WHITE
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.19
Building Size (SF)
Notes Owner Occ
125
Address 1441 LARPENTEUR AVE W
Parcel ID 152923340129
Property Owner ELISE ROCHELLE BYRNE
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.18
Building Size (SF)
Notes Owner Occ
Address 1695 HOLTON ST
Parcel ID 152923340130
Property Owner DENNIS E DANIELS JR
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Owner Occ
126
Address 1411 LARPENTEUR AVE W
Parcel ID 152923340131
Property Owner ELLEN SMITH HILL
Existing Zoning R2 – Two Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.46
Building Size (SF)
Notes Owner Occ
Address 0 LARPENTEUR AVE W
Parcel ID 152923340062
Property Owner SARIN HOMES LLC
Existing Zoning B-1 Neighborhood
Convenience Buisness
Existing Use COMMERCIAL VACANT LAND
Lot Size (acres) 0.21
Building Size (SF)
Notes
127
Address 1407 LARPENTEUR AVE W
Parcel ID 152923340061
Property Owner SARIN HOMES LLC
Existing Zoning R-1 - Single Family
Existing Use SMALL (UNDER 10,000 SF)
DET. RETAIL
Lot Size (acres) 0.29
Building Size (SF)
Notes
Address 1397 LARPENTEUR AVE W
Parcel ID 152923340027
Property Owner ROBERT H BEADLES JR
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.36
Building Size (SF)
Notes Owner Occ
128
Address 1389 LARPENTEUR AVE W
Parcel ID 152923340026
Property Owner AGNES S MBONG
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.24
Building Size (SF)
Notes Owner Occ
Address 1381 LARPENTEUR AVE W
Parcel ID 152923340025
Property Owner ERIN LOREE FLATHMANN
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.20
Building Size (SF)
Notes Owner Occ
129
Address 1375 LARPENTEUR AVE W
Parcel ID 152923340024
Property Owner JOHN C RADIMECKY
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.25
Building Size (SF)
Notes Owner Occ
Address 1371 LARPENTEUR AVE W
Parcel ID 152923340023
Property Owner LAZAROS CHRISTOFORIDES
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.27
Building Size (SF)
Notes Owner Occ
130
Address 1365 LARPENTEUR AVE W
Parcel ID 152923340022
Property Owner LAZAROS CHRISTOFORIDES
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.38
Building Size (SF)
Notes Owner Occ
Address 1357 LARPENTEUR AVE W
Parcel ID 152923340021
Property Owner OMAR AWAD
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.20
Building Size (SF)
Notes Rental
131
Address 1347 LARPENTEUR AVE W
Parcel ID 152923340133
Property Owner PHAM PROPERTIES LLC
Existing Zoning B1 – Neighborhood
Convenience Business
Existing Use MEDICAL CLINIC
Lot Size (acres) 0.58
Building Size (SF)
Notes
Address 1350 LARPENTEUR AVE W
Parcel ID 222923210182
Property Owner REALTY INCOME PROPERTIES 3 LLC
Existing Zoning B1 – Neighborhood
Convenience Business
Existing Use CONVENIENCE STORE
Lot Size (acres) 0.37
Building Size (SF)
Notes
132
Address 1354 LARPENTEUR AVE W
Parcel ID 222923210002
Property Owner CHARLES BELCHER
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
Address 1358 LARPENTEUR AVE W
Parcel ID 222923210003
Property Owner STEVEN J NAVA
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
133
Address 1362 LARPENTEUR AVE W
Parcel ID 222923210004
Property Owner JANET D JACOBSON
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
Address 1368 LARPENTEUR AVE W
Parcel ID 222923210005
Property Owner LAURIE JACHYMOWSKI
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
134
Address 1372 LARPENTEUR AVE W
Parcel ID 222923210006
Property Owner JILL S COPELAND
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Rental
Address 1376 LARPENTEUR AVE W
Parcel ID 222923210007
Property Owner JEREMY POIRIER
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
135
Address 1382 LARPENTEUR AVE W
Parcel ID 222923210008
Property Owner CAROL T FEE
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
Address 1386 LARPENTEUR AVE W
Parcel ID 222923210009
Property Owner MARY K OLSON
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
136
Address 1396 LARPENTEUR AVE W
Parcel ID 222923210010
Property Owner MARY BETH BLASER
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.16
Building Size (SF)
Notes Owner Occ
Address 1402 LARPENTEUR AVE W
Parcel ID 222923210022
Property Owner KAREN DEGEORGE
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.15
Building Size (SF)
Notes Owner Occ
137
Address 1406 LARPENTEUR AVE W
Parcel ID 222923210023
Property Owner PATRICIA R CRUIT
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
Address 1410 LARPENTEUR AVE W
Parcel ID 222923210024
Property Owner ALEC MICHAEL BOLLIG
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
138
Address 1416 LARPENTEUR AVE W
Parcel ID 222923210025
Property Owner ROBERT A HEX
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
Address 1422 LARPENTEUR AVE W
Parcel ID 222923210026
Property Owner SUSAN L FABER
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
139
Address 1426 LARPENTEUR AVE W
Parcel ID 222923210027
Property Owner YUQIANG QIAN
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
Address 1436 LARPENTEUR AVE W
Parcel ID 222923210028
Property Owner LANCE M SCHNEIDER TR
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
140
Address 1442 LARPENTEUR AVE W
Parcel ID 222923210029
Property Owner ADRIANA GRABOWSKI
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
Address 1446 LARPENTEUR AVE W
Parcel ID 222923210030
Property Owner JACOB TWADDLE
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
141
Address 1452 LARPENTEUR AVE W
Parcel ID 222923210031
Property Owner CASSANDRA SERRES TODD
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Owner Occ
Address 1456 LARPENTEUR AVE W
Parcel ID 222923210032
Property Owner DORIS L UTKE TR
Existing Zoning R-1 - Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.14
Building Size (SF)
Notes Rental
142
Address 1466 LARPENTEUR AVE W
Parcel ID 222923220164
Property Owner 21ST HOUSING SQUARE LLC
Existing Zoning R4 – Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.27
Building Size (SF)
Notes
Address 1472 LARPENTEUR AVE W
Parcel ID 222923220165
Property Owner 21ST HOUSING SQUARE LLC
Existing Zoning R4 - Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL UNITS
Lot Size (acres) 0.27
Building Size (SF)
Notes
143
Address 1486 LARPENTEUR AVE W
Parcel ID 222923220166
Property Owner 21ST HOUSING SQUARE LLC
Existing Zoning R4 - Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.27
Building Size (SF)
Notes
Address 1490 LARPENTEUR AVE W
Parcel ID 222923220143
Property Owner JOHN P MCDONALD JR
Existing Zoning R4 - Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 4-6 RENTAL UNITS
Lot Size (acres) 0.13
Building Size (SF)
Notes
144
Address 1496 LARPENTEUR AVE W
Parcel ID 222923220144
Property Owner B & E LLC
Existing Zoning R4 - Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.13
Building Size (SF)
Notes
Address 1504 LARPENTEUR AVE W
Parcel ID 222923220167
Property Owner EDWARDS FAMILY RE II LLC
Existing Zoning R4 - Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL UNITS
Lot Size (acres) 0.27
Building Size (SF)
Notes
145
Address 1510 LARPENTEUR AVE W
Parcel ID 222923220168
Property Owner THE DONALD SOBANIA
MINN PROPERTY TRUST
Existing Zoning R4 - Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.27
Building Size (SF)
Notes
Address 1530 LARPENTEUR AVE W
Parcel ID 222923220145
Property Owner TILDEN FP FALCON HEIGHTS
SR APTS LLC
Existing Zoning PUD – Planned Unit
Development
Existing Use APARTMENTS 50-99 RENTAL
UNITS
Lot Size (acres) 1.32
Building Size (SF)
Notes
146
Address 1550 LARPENTEUR AVE W
Parcel ID 222923220148
Property Owner TILDEN FP FALCON HEIGHTS
APARTMENTS LLC
Existing Zoning PUD – Planned Unit
Development
Existing Use APT OR COMPLEX 100+
UNITS
Lot Size (acres) 2.59
Building Size (SF)
Notes
Address 1667 SNELLING AVE N
Parcel ID 212923110030
Property Owner BUHL GTA LP
Existing Zoning PUD – Planned Unit
Development
Existing Use APT OR COMPLEX 100+
UNITS
Lot Size (acres) 3.78
Building Size (SF)
Notes
147
Address 1644 LARPENTEUR AVE W
Parcel ID 212923110028
Property Owner BUHL LARPENTEUR WEST
LLC
Existing Zoning R5M - High Density
Residential Mixed Use
Existing Use COMMERCIAL VACANT LAND
Lot Size (acres) 0.80
Building Size (SF)
Notes
Address 0 LARPENTEUR AVE W
Parcel ID 212923110029
Property Owner BUHL LARPENTEUR WEST
LLC
Existing Zoning R5M - High Density
Residential Mixed Use
Existing Use COMMERCIAL VACANT LAND
Lot Size (acres) 1.78
Building Size (SF)
Notes
148
Address 1740 LARPENTEUR AVE W
Parcel ID 212923120008
Property Owner LARPENTEUR MANOR LLC
Existing Zoning R5M - High Density
Residential Mixed Use
Existing Use APT OR COMPLEX 100+
UNITS
Lot Size (acres) 4.83
Building Size (SF)
Notes Larpenteur Mannor
Address 1750 LARPENTEUR AVE W
Parcel ID 212923120017
Property Owner PC HENDRICKSON LLC
Existing Zoning PUD – Planned Unit
Development
Existing Use APARTMENTS 50-99 RENTAL
UNITS
Lot Size (acres) 1.25
Building Size (SF)
Notes The Hendrikson
149
Address 1790 LARPENTEUR AVE W
Parcel ID 212923120016
Property Owner CARL AND ELOISE POHLAD
Existing Zoning PUD – Planned Unit
Development
Existing Use FOOD AND DRINK PROCESS
PLANT AND STGE
Lot Size (acres) 2.19
Building Size (SF)
Notes
Address 1800 LARPENTEUR AVE W
Parcel ID 212923120004
Property Owner XERXES AVE LLC
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL UNITS
Lot Size (acres) 0.78
Building Size (SF)
Notes
150
Address 1818 LARPENTEUR AVE W
Parcel ID 212923120003
Property Owner XERXES AVE LLC
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.78
Building Size (SF)
Notes
Address 1830 LARPENTEUR AVE W
Parcel ID 212923120002
Property Owner SAGSTETTER PROPERTIES
LLC
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL UNITS
Lot Size (acres) 0.59
Building Size (SF)
Notes
151
Address 1592 ROSELAWN AVE W
Parcel ID 162923410001
Property Owner JENNIFER M VOGEL
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.42
Building Size (SF)
Notes Owner Occ
Address 1911 SNELLING AVE N
Parcel ID 162923410002
Property Owner SCOTT R PHILLIPS
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.28
Building Size (SF)
Notes Owner Occ
152
Address 1907 SNELLING AVE N
Parcel ID 162923410003
Property Owner MICHELLE H CONE
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.31
Building Size (SF)
Notes Owner Occ
Address 1905 SNELLING AVE N
Parcel ID 162923410004
Property Owner BENJAMIN D HOPPE
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.47
Building Size (SF)
Notes Rental
153
Address 1893 SNELLING AVE N
Parcel ID 162923410029
Property Owner JAMES S BALLENTINE
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.47
Building Size (SF)
Notes Owner Occ
Address 1889 SNELLING AVE N
Parcel ID 162923410007
Property Owner SCOTT G WILSON
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.31
Building Size (SF)
Notes Owner Occ
154
Address 1885 SNELLING AVE N
Parcel ID 162923410008
Property Owner MARLENE E VERNON
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.31
Building Size (SF)
Notes Owner Occ
Address 1875 SNELLING AVE N
Parcel ID 162923410009
Property Owner QUENTIN NGUYEN
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.63
Building Size (SF)
Notes Owner Occ
155
Address 1865 SNELLING AVE N
Parcel ID 162923410010
Property Owner PAMELA M HARRIS
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.63
Building Size (SF)
Notes Owner Occ
Address 1859 SNELLING AVE N
Parcel ID 162923410040
Property Owner MICHAEL DOWNES
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 1.09
Building Size (SF)
Notes Owner Occ
156
Address 0 SNELLING AVE N
Parcel ID 162923410054
Property Owner QUESTWOOD TOWNHOME
Existing Zoning PUD – Planned Unit
Development
Existing Use TOWNHOME - NON-TAX
OUTLOT
Lot Size (acres) 1.86
Building Size (SF)
Notes Street
Address 1603 GARDEN AVE
Parcel ID 162923410020
Property Owner LOUISA H HOLLINSHEAD
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.28
Building Size (SF)
Notes Owner Occ
157
Address 1597 GARDEN AVE
Parcel ID 162923410021
Property Owner HOWARD B FRENCH
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.27
Building Size (SF)
Notes Owner Occ
Address 1591 GARDEN AVE
Parcel ID 162923410022
Property Owner MARK JUSTIN NELSON
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.23
Building Size (SF)
Notes Owner Occ
158
Address 1592 MAPLE KNOLL DR
Parcel ID 162923440001
Property Owner MARY ANDERS MORRIS
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.31
Building Size (SF)
Notes Owner Occ
Address 1604 MAPLE KNOLL DR
Parcel ID 162923440002
Property Owner MARTIN J MCLEAN
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.32
Building Size (SF)
Notes Owner Occ
159
Address 1775 SNELLING AVE N
Parcel ID 162923440059
Property Owner FRANCIS W CROWLEY
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.50
Building Size (SF)
Notes Rental
Address 1769 SNELLING AVE N
Parcel ID 162923440060
Property Owner FRANCIS W CROWLEY
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.50
Building Size (SF)
Notes Owner Occ
160
Address 1757 SNELLING AVE N
Parcel ID 162923440061
Property Owner MARC M HERREGRAVEN
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.50
Building Size (SF)
Notes Owner Occ
Address 1747 SNELLING AVE N
Parcel ID 162923440062
Property Owner KENT T CROWLEY
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.50
Building Size (SF)
Notes Owner Occ
161
Address 1735 SNELLING AVE N
Parcel ID 162923440063
Property Owner FRANCIS W CROWLEY
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.50
Building Size (SF)
Notes Rental
Address 1729 SNELLING AVE N
Parcel ID 162923440064
Property Owner FRANCIS CROWLEY
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.50
Building Size (SF)
Notes Rental
162
Address 1583 HOLLYWOOD CT
Parcel ID 212923110004
Property Owner THERESA LYNN ZBOROWSKY
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Owner Occ
Address 1582 HOLLYWOOD CT
Parcel ID 212923110021
Property Owner DAVID HANFT
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.28
Building Size (SF)
Notes Rental
163
Address 1570 SNELLING AVE N
Parcel ID 222923220098
Property Owner BRANDEN M ASPLUND
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING, PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Owner Occ
Address 1576 SNELLING AVE N
Parcel ID 222923220097
Property Owner SCOTT D JOHNSON
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.33
Building Size (SF)
Notes Owner Occ
164
Address 1582 SNELLING AVE N
Parcel ID 222923220096
Property Owner TREVOR THRONTVEIT
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING, PLATTED LOT
Lot Size (acres) 0.15
Building Size (SF)
Notes Owner Occ
Address 1555 IOWA AVE W
Parcel ID 222923220095
Property Owner CITY OF FALCON HEIGHTS
Existing Zoning P1 - Public Land
Existing Use EXEMPT PROP. OWNED BY
MUNICIPALS
Lot Size (acres) 0.78
Building Size (SF)
Notes Park Space
165
Address 1561 IDAHO AVE W
Parcel ID 222923220056
Property Owner MIDTOWN 2500 LLC
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.21
Building Size (SF)
Notes
Address 1634 SNELLING AVE N
Parcel ID 222923220057
Property Owner MIDTOWN 2500 LLC
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL UNITS
Lot Size (acres) 0.30
Building Size (SF)
Notes
166
Address 1642 SNELLING AVE N
Parcel ID 222923220058
Property Owner MIDTOWN 2500 LLC
Existing Zoning R4- Medium Density
Multiple Family and
Townhouses
Existing Use APARTMENTS 7-19 RENTAL
UNITS
Lot Size (acres) 0.37
Building Size (SF)
Notes
Address 0 SNELLING AVE N
Parcel ID 152923330140
Property Owner FALCON CROSSING LLC
Existing Zoning B3- Snelling/Larpenteur
Business District
Existing Use COMMERCIAL VACANT LAND
Lot Size (acres) 0.26
Building Size (SF)
Notes Open Space Behind Dinos
167
Address 1700 SNELLING AVE N
Parcel ID 152923330139
Property Owner ADAMIDIS PROPERTIES LLC
Existing Zoning B3- Snelling/Larpenteur
Business District
Existing Use COMMERCIAL VACANT LAND
Lot Size (acres) 0.33
Building Size (SF)
Notes Parking Lot
Address 0 SNELLING AVE N
Parcel ID 152923330105
Property Owner ADAMIDIS PROPERTIES LLC
Existing Zoning B3- Snelling/Larpenteur
Business District
Existing Use DRIVE-IN REST/FOOD SRV
FACILITY
Lot Size (acres) 0.21
Building Size (SF)
Notes Dinos Gyros
168
Address 1720 SNELLING AVE N
Parcel ID 152923330099
Property Owner KATHLEEN S CLEMONS
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.21
Building Size (SF)
Notes Owner Occ
Address 1730 SNELLING AVE N
Parcel ID 152923330100
Property Owner ANTOINE Q TRAN
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.21
Building Size (SF)
Notes Owner Occ
169
Address 1746 SNELLING AVE N
Parcel ID 152923330101
Property Owner ASI RAMSEY COUNTY INC
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.21
Building Size (SF)
Notes Rental
Address 1760 SNELLING AVE N
Parcel ID 152923330102
Property Owner DANIEL PEPIN
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.21
Building Size (SF)
Notes Owner Occ
170
Address 1770 SNELLING AVE N
Parcel ID 152923330103
Property Owner GREGORY M SHEPARD
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.21
Building Size (SF)
Notes Owner Occ
Address 1780 SNELLING AVE N
Parcel ID 152923330104
Property Owner WALTER SKIDMORE
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.21
Building Size (SF)
Notes Owner Occ
171
Address 1789 ASBURY ST
Parcel ID 152923330091
Property Owner SEAN MORIARTY
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.23
Building Size (SF)
Notes Owner Occ
Address 1800 SNELLING AVE N
Parcel ID 152923330090
Property Owner CORALIE A WILSON TR
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.21
Building Size (SF)
Notes Owner Occ
172
Address 1810 SNELLING AVE N
Parcel ID 152923320054
Property Owner DEREK M DEROSIER
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Owner Occ
Address 1826 SNELLING AVE N
Parcel ID 152923320055
Property Owner AMANDA MONTANG
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Owner Occ
173
Address 1840 SNELLING AVE N
Parcel ID 152923320056
Property Owner ALEMAYEHU B ABATE
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING, PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Owner Occ
Address 1850 SNELLING AVE N
Parcel ID 152923320057
Property Owner BEULAH J WEBSTER
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Owner Occ
174
Address 1860 SNELLING AVE N
Parcel ID 152923320058
Property Owner JOEL STEGMAN
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.22
Building Size (SF)
Notes Owner Occ
Address 152923320044
Parcel ID 1870 SNELLING AVE N
Property Owner VINAY MARUTI NAIK
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.27
Building Size (SF)
Notes Owner Occ
175
Address 1880 SNELLING AVE N
Parcel ID 152923320045
Property Owner KIMOANH THI NGUYEN
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.27
Building Size (SF)
Notes Owner Occ
Address 1900 SNELLING AVE N
Parcel ID 152923320046
Property Owner PROVIDENT INVESTMENTS
LLC
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.53
Building Size (SF)
Notes Rental
176
Address 1910 SNELLING AVE N
Parcel ID 152923320047
Property Owner PATRICIA E HANSEN TR
Existing Zoning R1- Single Family
Existing Use SINGLE FAMILY DWELLING,
PLATTED LOT
Lot Size (acres) 0.27
Building Size (SF)
Notes Owner Occ
177
BLANK PAGE
178
Item Apartment Outreach
Description
The Community Engagement Commission (CEC) has identified the need for
community outreach, specifically to apartment residents of multifamily
apartment buildings in Falcon Heights, to cultivate a sense of belonging.
The CEC has started discussions around an apartment outreach plan and
timeline. For apartment buildings with existing events, the CEC intends to
integrate outreach efforts and resource-sharing into those events. In buildings
without scheduled events or event spaces, they plan to host small-scale block
parties to encourage community connection. All of this will be done with prior
approval from managers/owners.
The CEC is requesting one or two council members to attend each of these
events. They aim to host one event per month, subject to availability. The next
step involves reaching out to property managers and owners using an existing
contact list from the city’s licensing records.
Budget Impact N/A
Attachment(s) Multifamily Building List
Action(s)
Requested
The CEC requests attendance from one or two council member(s) to attend
community outreach events at apartments.
Meeting Date November 6, 2024
Agenda Item C4
Attachment Multifamily Building List
Submitted By Elke Johnson, Administrative &
Communications Coordinator
179
Falcon Heights Rental Property Address Number of UnitsOwner's NameManager1510 Larpenteur Ave10Donald Sobania Minn TrustDonald Sobania1530 Larpenteur Ave. W. (Falcon Heights Town Square Apartments)56CAPREIT Residential Management LLCToshia Fraker1550 Larpenteur Ave W (Falcon Heights Town Square Apartments)117CAPREIT Residential Management LLCToshia Fraker1707 Lindig St12Skigh Development, LLCArnold Kubei1830 Larpenteur Ave22Mark Burns (Sagstetter Properties)Mark Burns (Sagstetter Properties)1855 Larpenteur17Family Empire Holdings, Kleinman Realty (Larpenteur Crossing)Kleinman Realty: Mike Kukuska / Julie Robideau1845 Larpenteur17Legacy Apartments LLCKleinman Realty: Mike Kukuska / Julie Robideau1504 Larpenteur Ave10Edward PropertiesKleinman Realty: Logan Jacobs / Julie Robideau1496 Larpenteur Ave8Jian An Liu, B & E, LLCBrandie Howard1634 Snelling Ave11Midtown 2500, LLC (Carousel Flats)Kleinman Realty: Logan Jacobs / Julie Robideau1642 Snelling Avenue11Midtown 2500, LLC (Carousel Flats)Kleinman Realty: Logan Jacobs / Julie Robideauv1561 Idaho Ave. N.11Midtown 2500, LLC (Carousel Flats)Kleinman Realty: Logan Jacobs / Julie Robideau1687, 1697, 1707, and 1717 Fry St17 each building1717 Fry Co. Ltd. Partnrship (Falcon Arms Apartments)Kleinman Realty: Mike Kukuska / Julie Robideau1466 Larpenteur Ave. W.8Larpenteur Place ApartmentsArnold Kubei1472 Larpenteur Ave. W.10Larpenteur Place ApartmentsArnold Kubei1486 Larpenteur Ave. W.10Larpenteur Place ApartmentsArnold Kubei1800 and 1818 W Larpenteur Ave18 each buildingXerxes Avenue LLC/Chad Randall Johnson (Falcon View Apartments) Chad Randall Johnson (Falcon View Apartments)1750 Larpenteur Ave (The Hendrickson)67 PC Haven Pointe, LLC DBA PC Hendrickson, LLCCollette Johnson1490 Larpenteur Ave5John Patrick McDonaldJohn Patrick McDonald1707 Tatum 111707 Tatum LLC (Tom Brama) (Sofia Flats)Tom Brama1688 Arona 10Gary Carlson (Birch Terrace)Gary Carlson (Birch Terrace)1511 Larpenteur10Gary Carlson (Birch Terrace)Gary Carlson (Birch Terrace)1710, 1720, 1730, 1740 Larpenteur Ave36 each buildingLarpenteur Manor, LLCAdriana Rodriguez1667 Snelling Ave N (Amber Union)125 total (40 in West; 85 in East)Buhl GTA LP Dba Amber Union AptsHalverson and Blaiser, LTD ‐ Sharleen Wells180