HomeMy WebLinkAboutPL PACKET 02152022CITY OF SAINT ANTHONY VILLAGE
PLANNING COMMISSION MEETING AGENDA
Tuesday, February 15, 2022 at 7:00PM
Join Meeting via Zoom
There is also a dial -in option available. Members of the public who wish to attend the
meeting may do so in person.
Call To Order
Pledge Of Allegiance
Roll Call
Approval Of Agenda
Approval Of Minutes
Approval Of PC Meeting Minutes
PC 01 -18 -2022.PDF
Public Hearing
Request By Property Owner At 2501 Lowry Avenue, For An Amendment To The
2040 Comprehensive Plan Changing Land Use Guidance From High Density
Residential To Low Density Residential
Steve Grittman, City Planner presenting
APPLICATION.PDF
STAFF REPORT.PDF
PUBLIC HEARING NOTICE.PDF
Staff Reports
Other Business
Potential Amendment Of Uses In The City's Commercial And Industrial Zoning
Districts
Steve Grittman, City Planner, presenting.
COVER MEMO.PDF
C -I CODE REVISION TABLE.PDF
COMMERCIAL DISTRICT.PDF
LIGHT INDUSTRIAL DISTRICT.PDF
Community Forum
Individuals may address the Planning Commission about any City business item not
included on the regular agenda. Speakers are requested to come to the podium, sign
their name and address on the form at the podium, state their name and address for the
Clerk ’s record, and limit their remarks to five minutes. Generally, the Planning
Commission will not take official action on items discussed at this time, but may
typically refer the matter to staff for a future report or direct the matter to be scheduled on
an upcoming agenda.
Information And Announcments
Next Meeting: Tuesday, March 15, 2022
Adjournment
If you would like to request special accommodations or alternative formats, please contact the City
Clerk at 612 -782 -3313 or email city@savmn.com . People who are deaf or hard of hearing can
contact us by using 711 Relay.
Our Mission is to be a progressive and welcoming Village that is walkable,
sustainable and safe.
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Documents:
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Documents:
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CITY OF SAINT ANTHONY VILLAGEPLANNING COMMISSION MEETING AGENDATuesday, February 15, 2022 at 7:00PMJoin Meeting via ZoomThere is also a dial -in option available. Members of the public who wish to attend the meeting may do so in person. Call To OrderPledge Of AllegianceRoll CallApproval Of AgendaApproval Of MinutesApproval Of PC Meeting MinutesPC 01 -18 -2022.PDFPublic HearingRequest By Property Owner At 2501 Lowry Avenue, For An Amendment To The 2040 Comprehensive Plan Changing Land Use Guidance From High Density Residential To Low Density ResidentialSteve Grittman, City Planner presentingAPPLICATION.PDFSTAFF REPORT.PDFPUBLIC HEARING NOTICE.PDFStaff ReportsOther BusinessPotential Amendment Of Uses In The City's Commercial And Industrial Zoning
Districts
Steve Grittman, City Planner, presenting.
COVER MEMO.PDF
C -I CODE REVISION TABLE.PDF
COMMERCIAL DISTRICT.PDF
LIGHT INDUSTRIAL DISTRICT.PDF
Community Forum
Individuals may address the Planning Commission about any City business item not
included on the regular agenda. Speakers are requested to come to the podium, sign
their name and address on the form at the podium, state their name and address for the
Clerk ’s record, and limit their remarks to five minutes. Generally, the Planning
Commission will not take official action on items discussed at this time, but may
typically refer the matter to staff for a future report or direct the matter to be scheduled on
an upcoming agenda.
Information And Announcments
Next Meeting: Tuesday, March 15, 2022
Adjournment
If you would like to request special accommodations or alternative formats, please contact the City
Clerk at 612 -782 -3313 or email city@savmn.com . People who are deaf or hard of hearing can
contact us by using 711 Relay.
Our Mission is to be a progressive and welcoming Village that is walkable,
sustainable and safe.
I.II.III.IV.V.A.Documents:VI.A.Documents:VII.VIII.A.
Documents:
IX.
X.
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1 CITY OF ST. ANTHONY
2 PLANNING COMMISSION MEETING
3
4 JANUARY 18, 2022
5 7:00 p.m.
6
7 CALL TO ORDER.
8
9 Chair Socha called the meeting to order at 7:00 p.m.
10
11 PLEDGE OF ALLEGIANCE.
12
13 Chair Socha invited the Commission and the audience to join her in the Pledge of Allegiance.
14
15 ROLL CALL.
16
17 Commissioners Present:Acting Chair Socha, Commissioners Gaveske, Morita, Erickson,
18 Rude, and Hendrickson.
19
20 Absent:Commissioner Kukendall
21
22 Also Present: City Planner Stephen Grittman, Assistant to the City Manager Nicole
23 Miller and Student Liaison Alayna Peterson.
24
25
26 I.APPROVAL OF THE JANUARY 18, 2022 PLANNING COMMISSION MEETING
27 AGENDA.
28
29 Motion by Commissioner Rude, seconded by Commissioner Morita, to approve the January
30 18, 2022 Planning Commission agenda.
31
32 Motion carried 6-0.
33
34 II.APPROVAL OF THE DECEMBER 21, 2021, REGULAR PLANNING COMMISSION
35 MEETING MINUTES.
36
37 Motion by Commissioner Morita, seconded by Commissioner Erickson, to approve the
38 December 21, 2021, Regular Planning Commission Meeting Minutes.
39
40 Motion carried 6-0.
41
42 III.PUBLIC HEARING – NONE.
43
44 IV.STAFF REPORTS – NONE.
45
46 V.OTHER BUSINESS.
47
A.48 City Code Amendments.
49
Planning Commission Regular Meeting Minutes
January 18, 2022
Page 2
1 Chair Socha opened the public hearing at 7:05 p.m.
2
3 City Planner Grittman provided a review of the City Code Amendments project. He stated
4 these items (for general code updates and the swimming pool and dumpster language sections
5 were introduced for discussion at the December 21, 2021 Planning Commission meeting.
6 Commissioner Rude indicated hat he had a number of comments for consideration and the
7 Commission tabled action to allow those comments to be addressed in a follow-up draft for
8 review at this evenings Planning Commission meeting.
9
10 Those comments are addressed in the updated version provided for Commission review. This
11 updated version primarily focuses on the swimming pool and dumpster portions of the
12 proposed ordinance. The newer text was highlighted in red bold to distinguish it from the
13 prior existing and proposed text so Commissioners are able to see the updated changes. Staff
14 appreciates the additional review, and believes that the update will result in a more readable
15 and usable ordinance, the goal of making these changes in the first place.
16
17 Mr. Grittman noted one change suggested by Commissioner Rude was not included in the
18 proposed text, but was highlighted as something for consideration. This relates to Flexible
19 Dumpsters in Paragraph 6 of Section 9 on the last page of the ordinance draft. The comment
20 relates to the duration of these smaller dumpsters and a more restrictive time allowance as
21 compared to the larger solid dumpsters.
22
23 The purpose of the proposed language is based on the Code Enforcement Official’s concerns
24 that once these flexible dumpsters fill up, they should be removed as their nature often results
25 in an inability to contain the refuse, and that they collect water that can create a problem when
26 it leaches out, among other issues. The Code Enforcement Official suggested that in his
27 experience, he has not seen similar problems for the hard-sided structures.
28
29 The larger dumpsters often accompany more extensive projects that are subject to other
30 permitting, while this is less common for the flexible dumpsters. While this is not an exact
31 relationship, it is not uncommon that the larger dumpsters take longer to fill. The smaller
32 flexible dumpsters fill more quickly, and then more often become problems.
33
34 Mr. Grittman continued with a review of the City Code Amendments for Swimming Polls and
35 Refuse/Recycling. Planning Staff and the City Building Official has conducted a review of
36 City Code provisions related to the City’s swimming pool and refuse/recycling requirements.
37 A number of changes have been suggested. Mr. Grittman provided a summary of various
38 changes which are suggested. If found to be acceptable as written, or acceptable with
39 modifications, the changes will be provided in a formal amendment format and a public
40 hearing will be scheduled to provide an opportunity for public input.
41
42 Mr. Grittman noted there was an additional correction in Code Section 33-044 the correction
43 of a typo “criteria’s” should be “criteria”. On Section 9603 pavement should not include
44 aggregate or gravel.
45 Mr. Grittman provided the suggested changes in detail for:
46
Planning Commission Regular Meeting Minutes
January 18, 2022
Page 3
1 Swimming Pools - Section 150.051 (Buildings, Housing and Construction – Swimming Pools
2 – Building Permits Required). 150.051 Permit Requirements, 150.052 Location
3 Requirements, 150-053 Safety Requirements, 150.054 Lighting Requirements, 150.055 Noise,
4 150.056 Inspections, 150.057 Existing Swimming Pools, 150.058 Discharge of Pool Water.
5
6 Refuse and Recyclables - Section 111.197 (Licenses, Permits and the Like – Licensing of
7 Multiple Dwellings). Titles for Sections 11.215 through 11.219. Section 111.215 (Haulers of
8 Rubbish and Yard Waste – Definitions). Section 150.088 (Building, Housing and
9 Construction – Definitions).
10
11 Section 111.197 Rubbish Disposal, Section 150.088 (Building, Housing and Construction –
12 Rental Dwelling Definitions.
13
14 Section 150.088C (Building, Housing and Construction – Responsibilities of Occupant or
15 Renter).
16
17 Section 150.090 (Building, Housing and Construction – Refuse and Recyclables).
18
19 Section 150.094I is deleted.
20
21 Section 150.094J (Building, Housing and Construction) Refuse and Recyclables).
22
23 Section 153.04 (Stormwater Management – Definitions).
24
25 Section 153.08C (Stormwater Management – Approval Standards).
26
27 Commissioner Rude had expressed concern about the flexible dumpsters that tend to sit after
28 filled.
29
30 There were no residents in the council chambers or online requesting to speak.
31
32 Commissioner Rude stated some neighbors had the flexible bags which sat in front of their
33 garage for a long time. He would rather see those types of bags rather than the hard sided
34 larger dumpsters. If someone only needs 5 yard dumpsters why should they have a 9 yard
35 dumpster. They should be allowed the same time to be removed as the hard sided dumpsters.
36 Commissioner Rude also stated it would read better to be 120 days in a 12 month period. Mr.
37 Grittman stated there was a discussion with the Code Committee and they decided on 120
38 days in a calendar year which would be easier to track. Commissioner Rude stated as long as
39 they have a permit the dumpster is fine. Chair Socha stated she would not like to see anything
40 longer than 30 days. She does not care for language that gives too much discretion. She would
41 prefer the 14-30 day range. Commissioner Erickson stated at first glance the 14 days does
42 seem a little restrictive and 30 days may be a more reasonable timeframe. Commissioner
43 Morita thanked Commissioner Rude for his thorough review of the documents. Commissioner
44 Morita likes the 14-30 day timeframe also. Mr. Grittman summarized going to 30 days rather
45 than 14 and deleting the language about it being removed a week after being filled.
46 Commissioner Rude stated the week was more of an incentive but could not be enforced.
Planning Commission Regular Meeting Minutes
January 18, 2022
Page 4
1 Commissioner Rude asked if there is language of where the dumpster can be placed. Mr.
2 Grittman explained the code regarding it being placed on private property. The Code
3 Enforcement Officer is in the community every day and he will know within a few days when
4 the dumpster is delivered and the tracking of the 30 days should be easy to track.
5
6 Motion by Commissioner Gaveske, seconded by Commissioner Morita, to revise the language
7 in Section 9J – 6 to 30 days for flexible dumpsters and removing the second part about
8 removing one week after container is full to capacity.
9 Motion carried 6-0.
10
11 Commissioner Rude stated he had an issue with Section 150.052 – Location Requirements for
12 swimming pools and hot tubs distance from a power pole it must be measured to the ground
13 and then 10 feet away. This may be difficult if there is a retaining wall or fence. It should be
14 measured down from the pole and 10 feet away. Should the accessories in the pool be
15 included in the measurement or is it the edge of the water for the setback. Chair Socha
16 referred the Commission to page three and asked Staff what would be considered the edge of
17 the water. Mr. Grittman stated the measurement would be to the water edge. Beyond that
18 would be the patio that would have its own setback requirements. Chair Socha asked what the
19 setback would be for a patio and Mr. Grittman responded it would be five feet. Chair Socha
20 asked what the setback would be for a deck and Mr. Grittman responded it would be the same
21 five feet. Any building would be ten feet setback. Ms. Miller noted any building less than 200
22 sf can be five feet from the property line. Mr. Grittman stated the new accessory building
23 language was revised in 2021. The measurement requirement is defined as horizontal
24 measurement in the ordinance.
25
26 Commissioner Rude questioned the word “uncontrollable” in Section 150.053 in the first
27 sentence. He feels it would read better if it was “uncontrolled”. The Planning Commissioners
28 agreed. Mr. Grittman described the definition of front yard which is anything in the front of
29 the house from the street to the house (Section 152.008 – Definitions page 448).
30
31 Chair Socha referred to page 6 referring to curbside organic recycling. She did not know if
32 organic recycling would be considered rubbish or recycling and how often it would need to be
33 taken out. Mr. Grittman stated he is not sure how to respond. If the City does move toward
34 organic collection they will create a schedule for that and a new definition would be added
35 along with timing at that time. Commissioner Rude asked about yard waste which is not
36 addressed. Mr. Grittman will research and report back to the Commission. Mr. Grittman stated
37 if the Commission is comfortable enough with sending this through to Council for adoption it
38 can be done this evening.
39
40 Chair Socha closed the public hearing at 7:47 p.m.
41
42 Motion by Commissioner Morita, seconded by Commissioner Erickson, to recommend the
43 City Council adopt the revised Zoning Code (Section 150.090) with changes as suggested to
44 Staff.
45 Motion carried 6-0.
46
Planning Commission Regular Meeting Minutes
January 18, 2022
Page 5
1
2 Motion by Commissioner Rude, seconded by Commissioner Morita, to recommend the City
3 Council adopt the revised Zoning Code (Section 9 - 6) to change to 30 days and remove the
4 second part dealing with removal within one week after reaching its capacity.
5
6 Motion carried 6-0.
7
8 Motion by Commissioner Rude, seconded by Commissioner Morita, to recommend the City
9 Council adopt the revised Zoning Code wording changes as suggested to Staff.
10
11 Motion carried 6-0.
12
B.13 Potential Amendment of Uses in the City’s Commercial and Industrial Zoning
14 Districts.
15
16 Mr. Grittman reviewed this item introduces the discussion of potential amendment of uses in
17 the City’s Commercial and Industrial zoning districts. There are some references in the
18 Comprehensive Plan related to this, and the current districts are vague and, in some cases,
19 archaic in their language.
20
21 Changes to consider would be to usage and goals for each of the two districts. The purpose of
22 the Zoning Ordinance is to implement the goals of the Comprehensive Plan, but often, it is the
23 Zoning Ordinance that does the “heavy lifting” of purpose and general nature of these
24 districts.
25
26 Mr. Grittman requested the Commission discuss the uses purpose statements in each of the
27 two districts, and whether the City’s desired purpose is adequately defined and/or in need of
28 expansion and clarification. Then a discussion of the various uses in each district as to the role
29 they might play in reaching the purpose and whether any refinement to the performance
30 standards or conditions are required.
31
32 At this point the boundaries of these districts will not be addressed. The Comprehensive
33 Plan’s recommendations are to retain the existing zoning pattern, with the primary change
34 being a consideration of integrating more residential development into the commercial zones.
35 The relevant Comprehensive Plan language was included along with the two zoning districts
36 for review.
37
38 The Comprehensive Plan identifies existing commercial and industrial development in the
39 community as consisting of four general areas. These are described in Chapter 4 (Land Use)
40 as follows:
41
42 Commercial and Industrial Infill and Redevelopment. St. Anthony has four significant
43 commercial and industrial nodes:
44 The Southwest Area (between Kenzie Terrace and Lowry Avenue)
45 Silver Lake Village (north of 37th Avenue and west of Silver Lake Road)
46 The industrial park on the southeast side of the City (south of New Brighton Blvd)
Planning Commission Regular Meeting Minutes
January 18, 2022
Page 6
1 The industrial area in the northeast corner of the City north of 37th Avenue.
2
3 Mr. Grittman reviewed each of these four areas will retain their commercial and industrial
4 guidance in the 2040 Comprehensive Plan update, but there may be opportunities to promote
5 infill at each of these sites as land ownership or tenancy changes hands. In particular, St.
6 Anthony supports the creative use of commercial land for incorporating residential uses into
7 commercial developments.
8
9 St. Anthony acknowledges that commercial areas will continue to adapt and change based on
10 the changing retail environment and the age of many commercial properties. The future of
11 parking requirements may also change as technologies advance and the ride sharing economy
12 impacts transportation choices. Mr. Grittman provided a summary of foreseeable
13 opportunities at each of the four nodes.
14
15 The 2040 Plan focuses much of the implementation activity on Residential and Housing-
16 related policy. The following “Action Steps” (of 14 such steps) are identified as relating to
17 Commercial and Industrial land uses:
18
19 2.Conduct further study and planning on the re-development or better utilization of the
20 current industrial park.
21
22 8.Plan for the re-development of underutilized commercial properties, especially those
23 on higher volume streets and transit routes, for higher density, multi-family and senior
24 housing.
25
26 10.Identify areas in the community for the development of new, higher end office space.
27
28 11.Utilize the Planned Unit Development re-zoning as a tool at key locations to promote
29 market flexibility, integrated land uses, density and walkability.
30
31 14.Revise the zoning code to allow for residential uses in commercial districts, in order to
32 better meet anticipated market and transportation trends.
33
34 Mr. Grittman stated discussions should include the following elements for each district:
35
1.36 What is, or should be, the focus of the subject district?
2.37 How does the purpose statement for the district further than focus, or fail to do so?
3.38 How should the uses in the district be altered to achieve that purpose? Removed?
39 Changed between permitted or conditions?
4.40 Do any of the uses (or proposed new uses) in the district require additional specific
41 conditions that should be listed in the ordinance?
5.42 Are there any recommendations as to performance standards for each of the districts to
43 ensure that the purpose is met?
a.44 Lot use and coverage.
b.45 Architecture or materials.
c.46 Accessory activities such as parking, truck storage, loading, storage.
Planning Commission Regular Meeting Minutes
January 18, 2022
Page 7
d.1 Other related issues.
2
3 Staff will assemble comments from this initial discussion and prepare draft ordinance
4 language for consideration at an upcoming meeting. The Planning Commission will need to
5 hold a public hearing on that language prior to sending the material onto the City Council for
6 adoption.
7
8 A copy of the current ordinance was included for Planning Commission consideration. Mr.
9 Grittman asked the Commission if they would prefer to give input at this time or wait until
10 Staff has suggested revisions to the Commercial/Industrial Code.
11
12 Commissioner Morita stated he would be concerned about making changes at this point.
13 Commissioner Erickson agreed. Commissioner Erickson noted Mr. Grittman had asked if
14 commercial should be changed to include more office and he feels the office market is not
15 doing as well at this time. Commissioner Rude suggested promoting ownership rather than
16 rentals. There is no incentive for low-cost housing. Pride of ownership is lacking in rental
17 units.
18
19 Chair Socha stated she is confused how Commissioner Rude’s comment fits in within the
20 Commercial/Industrial zones. Commissioner Rude stated we are being asked to consider
21 putting in low-cost housing in Commercial zones. Chair Socha asked if multi-family housing
22 is being considered in Commercial/Industrial zones. Mr. Grittman stated as part of the
23 Comprehensive Plan it is mentioned about reintroducing multi-family into those
24 Commercial/Industrial areas. Chair Socha stated it makes sense to see how the current
25 development works as far as density, traffic flow, etc. She likes the idea of updating the
26 language but she does not think the time is right to put multi-family development in
27 Commercial/Industrial zoning.
28
29 Commissioner Hendrickson asked about the Silver Lake Village PUD area and is the
30 discussion to change that or it should remain PUD. Mr. Grittman stated that would be an area
31 that could be possibly for multi-family housing. Commissioner Hendrickson stated the trend is
32 for less Commercial and the Commission should pay attention to market trends.
33 Commissioner Hendrickson asked about Light-Industrial and noted a brewery or distillery
34 would not be included. In many communities breweries are uses in light-industrial.
35 Commissioner Rude referred to 152.142 permitted uses are canning or bottling other than malt
36 products. Chair Socha stated that would be a good fit in Industrial zoning.
37
38 Chair Socha noted St. Anthony has a limited number of liquor licenses. Mr. Grittman stated
39 breweries and distilleries are licensed separately and does not affect liquor licenses.
40 Commissioner Erickson stated another business in other communities are data centers. Mr.
41 Grittman stated data centers have very few employees and do not generate employment.
42
43 Chair Socha stated the Commission would like to expand the Code to open it up to businesses
44 of all types under Commercial/Industrial but not open it up to multi-family housing at this
45 time. Mr. Grittman will bring back to the Commission some specific language for review at an
Planning Commission Regular Meeting Minutes
January 18, 2022
Page 8
1 upcoming meeting. Commissioner Hendrickson stated there may be some demand for artistic
2 places especially after the pandemic.
3
4 Student Liaison Peterson stated she works at a pickleball club next door to a brewery which
5 draws a lot of people. The pickleball club is not considered a health club. This could be
6 considered in the light industrial area.
7
8 Mr. Grittman suggested more general inclusive language as to the types of businesses allowed
9 in Commercial/Industrial zoning.
10
11 VI.COMMUNITY FORUM.
12
13 No one appeared to address the Planning Commission.
14
15 VII.INFORMATION AND ANNOUNCEMENTS.
16
17 Chair Socha stated there are some changes on the Planning Commission with her being Chair
18 and Commissioner Morita being Vice Chair. Commissioner Rude’s term was renewed.
19 Commissioner Gaveske is new to the Commission.
20
21 Mr. Grittman stated the City held its Goal Setting session last week and Commissioner Socha
22 participated in the sessions. He will make reports to the Planning Commission of City Council
23 actions regarding Planning Commission matters.
24
25 Commissioner Morita will attend the City Council Meeting on behalf of the Planning
26 Commission.
27
28 Chair Socha stated she attended the Goal Setting session last week and gave a brief review of
29 the proceedings.
30
31 VIII. ADJOURNMENT.
32
33 Motion by Commissioner Morita, seconded by Commissioner Erickson, to adjourn the
34 meeting at 8:30 p.m.
35
36 Motion carried 6-0.
37
38 Respectfully submitted,
39 Debbie Wolfe
40 TimeSaver Off Site Secretarial, Inc.
41
MEMORANDUM
To:St. Anthony Village Planning Commission
From:Stephen Grittman, City Planner
Date:February 10, 2022
Meeting Date:Planning Commission Meeting – February 15, 2022
NAC Project No.323.01 – 22.02
Request:Request for an Amendment to the 2040 Comprehensive Plan by reguiding
the subject property from High Density Residential to Low Density
Residential
Property Address:2501 Lowry Avenue NE (east 11 acres)
Property PID:07-029-23-23-0001
STAFF RECOMMENDATION
Staff recommends the following Planning Commission Motion:
1.That the Planning Commission forward the application for a Comprehensive Plan
Amendment to the City Council re-guiding the subject property from High
Density Residential to Medium Density Residential, rather than the Low Density
Residential requested by the applicant.
GENERAL INFORMATION
Applicant:Laura Lorek, Continental Property Group
Owner:The Village, LLC
Location:2501 Lowry Avenue NE (Urban Grove)
Existing Land Use Manufactured Home Park/Vacant
Zoning:R-1, Single Family Residential
Surrounding Land North: Single Family/R-1:
Use / Zoning:East: Multi Family/PUD
South: Commercial/C
West: Multi Family/PUD
February 15, 2022
Page 2
Deadline for Agency Application Complete Date: 12/21/2021
Action:60 Days: 2/19/2022
Letter Sent:2/11/2022
120 Days:4/20/2022
ANALYSIS
1.Background
The applicant is requesting that the City re-guide the subject property from High Density
Residential to Low Density Residential, a change to the 2040 Comprehensive Plan. The
parcel in question is shown on the zoning map below left, and the 2040 Future Land Use
map, below right. The property consists of approximately 11 acres after the subdivision of
the westerly 4+ acres for development of a senior housing project.
Zoning Map 2040 Future Land Use Map
The 2040 Comprehensive Plan describes High Density Residential as a land use category
that would expect to the developed at densities between 20 and 40 units per acre. The Low
Density Residential category is expected to be developed at densities between 2 and 4 units
per acre. The plan includes a “Medium Density” category with a range from 4 to 20 units
per acre.
The applicant seeks a Low Density designation as being consistent with the long-standing
zoning of the property as R-1, Single Family Residential. For clarity, it is important to note
the differences between Land Use designation and zoning.
Land Use refers to the general type and intensity of use. Zoning is a specific designation
that manages the use, and extent of developed land.
For Zoning Map amendments (rezoning), the City conducts a public hearing by the Planning
Commission, after which the zoning amendment is considered by the City Council as an
ordinance. If approved, it is adopted and the map is amended.
February 15, 2022
Page 3
For Comprehensive Plan amendments, the process is more complex. The Planning
Commission holds the public hearing, and the City Council then is asked to approve the
amendment for the purposes of notifying adjoining or affected jurisdictions (neighboring
cities, watershed districts, school districts, affected state agencies, etc.). The jurisdictions
have up to 6 months to comment on the proposed amendment.
Once those comments are received, the City decides how to respond to the comments, and
then sends the proposed amendment (with the comments and responses) to the
Metropolitan Council for review and comment. The Met Council is responsible for
reviewing the document for its consistency with regional plans adopted by the Council.
The Met Council will review the proposed impacts on several factors, including population
projections, road and traffic considerations, impacts on regional parks, housing (and
affordable housing impact), and sanitary sewer impacts – among others.
This process parallels the original adoption of the 2040 plan, which was prepared under the
requirements of the Met Council as well. For the 2040 plan to be approved, the City was
required to show how its future land use plan provided adequate land areas for the
population and housing projections made by Met Council, along with the City’s required
allocation of affordable housing units, also assigned by Met Council.
At the time the Comprehensive Plan was being prepared, there were no specific
redevelopment plans for the subject property. The property owner had removed most of
the buildings in the manufactured home park, but for a few retained homes and a few
common/maintenance buildings. The City adopted its new land use plan with newly revised
density allowances (between20 and 40 units per acre) while at the time, the property
owner was preparing the site for redevelopment. Planning staff is unaware of any specific
redevelopment plans provided to the city in the form of development or zoning applications
or site plan requests during this period, and no formal applications were made.
After a series of back-and-forth negotiations with Met Council staff, the Met Council
formally approved the Comprehensive Plan in April of 2020 – although the formal
submissions were occurring during previous 12 months.
Also during this period, the property owner began redevelopment of the property as a
manufactured home park. The City considered the manufactured home park a continuing
“grandfathered” use since there had been some buildings retained during the period that
the park appeared to be mostly closed. The only formal land use application made during
this period was for the subdivision removing the westerly 4+ acres from the bulk of the
property, which is currently under development of a senior housing project.
Current Amendment Application.
As noted, the applicant is seeking a revision to the Land Use Plan, redesignating the land
from High- to Low-Density Residential. To pursue this amendment, the City will need to
revise more than the map, since the map is directly tied to many of the numbers used
elsewhere in the plan for sewer, traffic, and most notably, housing.
Because the Comprehensive Plan was approved with a fixed requirement for new housing
units, and a component of affordable units, the land use guidance for this site afforded the
opportunity to assign several of those unit allocations. The Met Council staff’s approval
February 15, 2022
Page 4
memorandum for the City’s 2040 Plan required the City to adopt an affordable unit
allocation for 2020 – 2030 of 153 affordable housing units.
Re-guiding the subject property to Low Density Residential would remove a significant
portion of those affordable units from the 2020-2030 and 2030-2040 Plan inventory, and
they would (likely) have to be reallocated to other sites. It is not clear how this might occur,
and would require some presumably extensive discussions with the City for suitable
locations, as well as with Met Council staff. In that regard, it is possible that some or all of
the replaced manufactured homes may qualify for a portion of that allocation, but because
there is no specific development approval for the site, the mechanism for ensuring that is
not clear at this point.
Moreover, the applicant’s plans for the site – if the prior manufactured home park is a guide
– would anticipate more than 90 units on the property (the precise number has not been
determined). In any case, at 11 acres, the density of the site is actually more than 8 units
per acre – a land use that falls in the medium density category (4-20 units per acre, per the
2040 Plan).
Before staff undertakes the extensive research and Met Council discussions required to
pursue and ascertain the extent of other changes necessary to accomplish the applicant’s
request, a determination as to whether the City considers that effort to be in the interest of
the City’s 2040 Plan overall and its land use goals and objectives. While the property owner
is concerned that the Hennepin County Assessor is incented to raise property value (and
thus property taxes) on the parcel, the land use implications for the City are separate from
that interest.
For reference, the taxable value and classification taken from the Hennepin County website
list the parcel as “Manufactured Home Park” assessed 2021, for taxes payable 2022. Staff is
unaware if that classification has been changed for 2023.
SUMMARY AND STAFF/PLANNING COMMISSION RECOMMENDATIONS
Staff Recommendation
Staff recommends the following Planning Commission Motion:
2.That the Planning Commission forward the application for a Comprehensive Plan
Amendment to the City Council re-guiding the subject property from High
Density Residential to Medium Density Residential, rather than the Low Density
Residential requested by the applicant.
This recommendation is made based on findings that while the current zoning
designation on the City’s Zoning Map and the land use designation in the City’s 2040
Land Use Plan are not consistent, neither is consistent the actual intended use of the
property as a Manufactured Home Park, the stated intent of the owner/applicant
and the current use as it is being developed.
February 15, 2022
Page 5
Rather, the proposed use will result in a residential density of approximately 8 units
per acre, within the 4 – 20 units per acre range for Medium Density in the City’s
2040 Plan.
The pursuit of a Medium Density designation (still to be confirmed by Met Council)
would require changes of a lesser magnitude to the other Chapters of the City’s
2040 plan, and is likely to impact the housing count numbers, although in lower
numbers, presumably.
The staff’s recommendation is based on an assumption that the extent of the
changes necessary to the 2040 Plan would be a part of the applicant’s land use
application escrow, rather than a direct City cost.
Alternatives for the Commission would be as follows:
1.Recommend denial of the Comprehensive Plan Amendment.
2.Recommend approval of the Low Density designation as requested by the
applicant.
3.Table action on the proposal, subject to additional information from staff or
applicant, as requested by the Commission.
ATTACHMENTS
Exhibit A:Location map
Exhibit B:Application and Supporting Material
NOTICE OF A PUBLIC HEARING
February 15, 2022, 7:00 p.m.
City Hall, 3301 Silver Lake Road, St. Anthony, MN 55418
Notice is hereby given that the City of Saint Anthony Village Planning Commission will hold a public
hearing to solicit public response to a request by the property owner to amend the 2040 Comprehensive
Plan changing the land use guidance from high density residential to low density residential for the
easternmost 11 acres of the property located at 2501 Lowry Ave NE.
The Planning Commission agenda and packet item relating to this application will be made available
prior to the meeting online at www.savmn.com.
Ways to Comment:
Online
Those persons having an interest are encouraged to attend via Zoom. The link to participate via Zoom
can be found at http://www.savmn.com/Calendar.aspx?EID=1601
In Person
The public is welcome to attend in person at the City of Saint Anthony Community Center, 3301 Silver
Lake Road, in the Council Chambers at 7:00 p.m.
Written
Written comments may be taken at the St. Anthony Village City Hall, 3301 Silver Lake Road, St. Anthony
Village, Minnesota 55418 until the date of the public hearing.
Comments can also be conveyed via email, to planner@savmn.com until the date of the public hearing.
Questions?
Questions may be directed to the City Planner at 763-957-1100.
The Planning Commission will make a recommendation regarding the proposed request to the City
Council for their meeting to be held on March 8, 2022 at 7:00 p.m. at City Hall.
Steve Grittman
City Planner
MEMORANDUM
To:St. Anthony Village Planning Commission
From:Stephen Grittman, City Planner
Date:February 9, 2022
Meeting Date:February 15, 2022
NAC Project No.323.02 – 22.01
This memorandum provides the prior discussion of potential amendment of uses in the City’s
Commercial and Industrial zoning districts, and adds a table-form list of proposed amended language for
Planning Commission consideration.
As before, there are references in the Comprehensive Plan related to this review, and the current
districts are vague and, in some cases, archaic in their language.
Changes to consider would be to usage and goals for each of the two districts. The purpose of the
Zoning Ordinance is to implement the goals of the Comprehensive Plan, but often, it is the Zoning
Ordinance that does the “heavy lifting” of purpose and general nature of these districts.
The table includes current language and proposed changes in redline. Text that is proposed to carryover
from the existing code is referenced in the second column. The third column includes changes to each
of the proposed sections. The fourth column provides some commentary explaining the purpose of the
changes (or in a few cases, why no change is proposed).
At this point, we are not expecting to address the boundaries of these districts. The Comprehensive
Plan’s recommendations are to retain the existing zoning pattern, with the primary change being a
consideration of integrating more residential development into the commercial zones.
In the material below, we have provided the relevant Comprehensive Pan language, and the two zoning
districts for review, and the table-form amendments as noted above.
The Planning Commission is asked to provide comments and thoughts on the proposals at the upcoming
meeting, after which staff will prepare formal ordinances amendments for a public hearing.
February 15, 2022
Page 2
Comprehensive Plan.
The Comprehensive Plan identifies existing commercial and industrial development in the community as
consisting of four general areas. Those are described in Chapter 4 (Land Use) as follows:
Commercial and Industrial Infill and Redevelopment
St. Anthony has four significant commercial and industrial nodes:
The Southwest Area (between Kenzie Terrace and Lowry Avenue);
Silver Lake Village (north of 37th Avenue and west of Silver Lake Road;
The industrial park on the southeast side of the city (south of New Brighton
Boulevard); and
The industrial area in the northeast corner of the city north of 37th Avenue.
Each of these four areas will retain their commercial and industrial guidance in the 2040
Comprehensive Plan update, but there may be opportunities to promote infill at each of
these sites as land ownership or tenancy changes hands. In particular, St. Anthony
supports the creative use of commercial land for incorporating residential uses into
commercial developments where the
The Legacy of St. Anthony at 2540 Kenzie Terrace is 73 units on a 1.25-acre parcel, while
the housing developments at Silver Lake Village are about 38 units per acre overall. St.
Anthony 2040 Comprehensive Plan Chapter 4: Land Use integration of residential uses
would be appropriate and well-supported by existing infrastructure.
St. Anthony acknowledges that commercial areas will continue to adapt and change
based on the changing retail environment and the age of many commercial properties.
Furthermore, the future of parking requirements may also change as technologies
advance and the ride sharing economy impacts transportation choices. A short summary
of foreseeable opportunities at each of these nodes is summarized here:
• Southwest Area. In 2016, St. Anthony was the recipient of a technical assistance panel
(TAP) from ULI Minnesota in which ULI staff and experts analyzed the redevelopment
potential of the Southwest Area of the city. The panel found that the cost of land
acquisition and relatively good condition of the existing developments in this area may
be prohibitive to redevelopment. However, they also suggest that placemaking
improvements such as welcoming entry points and streetscape and commercial design
elements could help to draw people to the location and create a unified “district feel”. A
possible catalyst that could spur redevelopment might be the attraction of a strong retail
anchor. Another consideration is the impact that redevelopment of the nearby Southern
Gateway site could have on the surrounding area and an increased demand for retail
opportunities and livable spaces in the Southwest Area.
• Silver Lake Village. This area represents relatively recent development, but the current
vacancy of the Walmart building on the corner of 37th Avenue and Silver Lake Road has
been a priority for St. Anthony. The Walmart building and associated parking lot are
currently targeted for redevelopment.
• Southeast industrial Park. The industrial park area east of Highway 88 hosts a mixture
of office and warehousing or light industrial uses. Some of the aging properties may
February 15, 2022
Page 3
become redevelopment target areas or sites for more modern industrial building as the
properties undergo changes or sale.
• Northeast Industrial Area. The properties in the northeast industrial park area are
located in close proximity to existing medium and high-density residential development.
Some of these aging properties may become redevelopment target areas or sites for
more modern industrial building as the properties undergo changes or sale.
The 2040 Plan focuses much of the implementation activity on Residential and Housing-related policy.
The following “Action Steps” (of 14 total such steps) are identified as relating to Commercial and
Industrial land uses:
2. Conduct further study and planning on the re-development or better
utilization of the current industrial park.
8. Plan for the re-development of underutilized commercial properties, especially
those on higher volume streets and transit routes, for higher density, multi-
family and senior housing.
10. Identify areas in the community for the development of new, higher end
office space.
11. Utilize the Planned Unit Development re-zoning as a tool at key locations to
promote market flexibility, integrated land uses, density and walkability.
14. Revise the zoning code to allow for residential uses in commercial districts, in
order to better meet anticipated market and transportation trends.
February 15, 2022
Page 4
Discussion Overview
Discussion may include the following elements for each district:
1.What is, or should be, the focus of the subject district?
2.How does the purpose statement for the district further than focus, or fail to do so?
3.How should the uses in the district be altered to achieve that purpose? Removed? Changed
between permitted or conditions?
4.Do any of the uses (or proposed new uses) in the district require additional specific conditions
that should be listed in the ordinance?
5.Are there any recommendations as to performance standards for each of the districts to ensure
that the purpose is met?
a.Lot use and coverage.
b.Architecture or materials.
c.Accessory activities such as parking, truck storage, loading, storage.
d.Other related issues.
C
Commercial
District
Section
Existing Text to
Remain as is
Proposed Text (redlined) Issue/Discussion
§ 152.120 PURPOSE. The C District is intended to provide
areas for retail sales and services located and
regulated so as to minimize adverse effects on
neighboring residential districts and congestion
of public streets. The uses and standards in the
“C”, Commercial District shall serve as the basis
for commercial standards in “PUD”, Planned
Unit Development District areas where
commercial uses are designated by the District
or the Comprehensive Plan.
Clarifying that the C District
also sets the baseline form
regulation in those areas where
commercial activity is zoned
PUD.
§ 152.121 PERMITTED USES.
Within a C District,
only the following
uses are permitted:
(See List (to be
deleted as
written))
The list of permitted uses
would be deleted, and replaced
with categories of uses. Many
current listings are archaic, the
list is overly detailed and is
incomplete as new businesses
have been created – or there
are those not contemplated
when the list was created.
(1) Retail stores in which a least 51% of the
floor area is devoted to stocking and displaying
goods for sale to the general public end users,
and where customers may see, purchase, and
receive items for such sales. Retail stores may
incorporate electronic ordering or other means
of providing goods to the end users. Storage of
goods or other accessory uses are limited to
49% or less of the facility.
Retail stores must be
dominated by retail floor area –
so a storage/warehouse with a
small front of retail space is not
permitted (that type of use
would more likely to be located
in an industrial area).
(2) Retail service facilities in which customers
receive personal services on site, such as
salons, spas, personal fitness and exercise, or
similar facilities.
(3) Trade services and retail sales, rental, or
repair facilities, such as plumbers, electricians,
auto parts, home improvement, hardware, and
similar facilities, in which no more than 10% of
the floor area is devoted to repair, fabrication,
or other accessory activity.
This is a small exception to the
general retail definition, and
allows a small amount of what
would otherwise be industrial
production space.
(4) Professional offices and services, in which
customers receive professional advice and/or
documents and conduct professional
transactions, whether on-site or via other
correspondence media, such as legal, tax,
financial institutions, real estate, insurance, and
similar services, and which facility may be
dominated by office space.
(5) Commercial offices providing space for
primarily administrative business functions and
related activities.
This use is also allowed in the
industrial district, but is
commonly found in commercial
districts as well.
(6) Hospitality uses, including eating and
drinking establishments, hotels/motels,
entertainment venues, indoor commercial
recreation, and similar uses, provided that all
portions of the subject property is located at
least 250 feet from property zoned R-1 or R-2,
and where there is no drive-through pick-up
facility. Permitted restaurant uses may include
drive-up pick-up services for pre-ordered
goods.
This is a compilation of all
entertainment-related uses,
some of which would move
from the conditional use
section, but which are often
covered by other licensing
provisions of city, county, or
state regulations.
(7) Medical, dental, veterinary, and related
clinics, in which customers receive such
services in person, and which consist of offices,
exam rooms, laboratory and similar services,
and related activities.
(8) Government administrative services,
including postal facilities, municipal services,
community centers, and similar uses
dominated by offices, direct citizen activities or
services, and retail transactions.
The exceptions to this list
would be uses such as a
sheriff’s impound lot, a jail, or
similar uses.
§ 152.122 PERMITTED CONDITIONAL USES. The following
uses are permitted allowed in the C District
only by conditional use permit issued by the
City Council.
Delete “Permitted” to avoid
confusion with the prior
category of use.
(A) Sexually-
oriented
businesses which
comply with the
requirements of
Chapter 110;
(B) A use permitted
under § 152.121
except for the fact
that it has a drive-
through facility;
(C) Assembly, club or lodge, in which such
facilities provide space for specific purposes,
and which is characterized by groups of
common interest attending scheduled common
activities.
Added language to distinguish
these uses from unscheduled
entertainment venues such as
bars and restaurants.
(D) Auto or other motor vehicle sales and repair
which includes no storage of autos vehicles for
parts, subject to and including, but not limited
to, the following additional conditions:
1. Outdoor storage of vehicles awaiting sales,
repair or customer pick-up shall constitute no
more than 30% of the property in question.
2. Outdoor storage or display of vehicles is
located no closer to the street than the rear
line of the principal building.
Creating a set of expectations
and limitations for vehicle
repair. For -sale vehicles must
be in the rear yard of the
property (not along the street
front).
Repair vehicles must be in the
rear yard, and completely
screened by fence and
landscaping.
3. Outdoor storage of repair vehicles is fully
screened by a completely opaque fence of 8
feet in height, with landscaping outside the
screening fence.
4. No outside storage of other parts, tires, or
materials.
5. Refuse and recycling containers shall be
stored indoors, or within the screened
enclosure with the vehicles being serviced.
6. No such use shall be allowed on property
abutting and parcel(s) zoned R, Residential, or
PUD when used for residential uses.
(E) Bus stations of
the Metropolitan
Transit Operations;
(F) Car washes; subject to and including, but
not limited to, the following conditions:
1. Any such facility is designed to adhere to all
noise-related requirements of the City and
State.
2. Headlights glare is fully screened from view
of adjoining residential property.
3. The facility is designed to be fully closed
whenever any mechanical activity is in
operation, including both entry and exit doors.
4. Vacuum mechanical equipment is housed
within the primary structure, or if in individual
equipment outside, is designed so as to avoid
noise detection at the boundary of any
adjoining residential property.
Managing the requirements to
address previously raised
issues.
(G) Gasoline Motor fuel station; Not all motor fuel is gasoline
any longer.
(H) Liquor stores and lounges; Shifted liquor sales to fall into
the Retail uses and lounges into
the Hospitality uses (both
permitted), but regulated
through the City’s liquor
licensing authority.
(I) Motels; Included in the Hospitality
category as a permitted use.
(J) Video tape sales and rentals; To the extent that such uses
exist, they would be included in
the Retail Sales and/or Retail
Services categories as a
permitted use.
(K) Body tanning salons; This use would be included in
the Retail Services category as
a personal service (permitted).
(L) Establishments primarily for the sale of
beverages for consumption on the premises;
Shifted liquor sales to fall into
the Retail uses and lounges into
the Hospitality uses (both
permitted), but regulated
through the City’s liquor
licensing authority.
(M) Bowling alleys; Included in Hospitality uses
(permitted) as an indoor
commercial recreation use.
(Restaurant, bar, and other
entertainment uses would be
subject to separate licensing
requirements of the city and/or
state.)
(N) Health clubs; Shifted into permitted uses
under Retail Services.
(O) Pool or billiard
halls;
(P) Restaurants, cafeterias, and delicatessens
located less than 250 feet from a residential
structure or district; Hospitality uses, including
eating and drinking establishments,
hotels/motels, entertainment venues, indoor
commercial recreation, and similar uses, where
any portion of the subject property is located
less than 250 feet from property zoned R-1 or
R-2.
Changed to track the listing
used in the Permitted Use
section.
(Q) Theaters; This use would be incorporated
into (C) Assembly uses and
subject to that definition.
(R) Establishments
having more than 3
amusement
devices as defined
in § 111.025;
(T) Hardware and
building material
supply store with
outdoor lumber
yard, where the
lumber yard is
screened in a
manner approved
by the City Council,
and the hardware
and building
material supply
store building
contains at least
30,000 square feet
of space;
(U) Laboratories for
medical research
and testing (except
research and
testing which uses
animals) that
(This use would most often be
located in a Business or
Industrial Park as it does not
deal directly with the end-user
or customer/patient – the City
provide services to
health care
providers;
may want to delete it from this
Disrict.)
(V) Computer research and program
development;
This use would typically be
interpreted to be included in
Commercial Offices as a
permitted use.
(W) Pawnbroker
businesses which
comply with the
requirements of §§
111.285 through
111.302;
[check code references]
(X) Secondhand
dealers that
comply with the
requirements of §§
111.250 through
111.273;
[check code references]
(Y) Adult day-care
centers, licensed
under M.S. Chapter
245A, as it may be
amended from
time to time, and
Minn. Rules,
sections 9555.9600
through
9555.9730.
[check MN Rules references]
Some Day Care (in limited
numbers) is allowed by Statute
in residential areas.
(Z) Solar energy systems, subject to the
provisions of §152.187
This is not technically a use – it
is a site improvement subject
to its own set of performance
standards.
§ 152.123 ACCESSORY USES.
Subject to the
provisions of §§
152.175 through
152.186, the
following accessory
uses are permitted
in the C District:
[check code references]
(A) Incidental repair, limited processing or
storage necessary to conduct a permitted
principal use if conducted within the principal
structure, where such uses constitute no more
than a total of 49% of the floor area of the
structure, and for repair and/or processing, no
more than 10% of the floor area of the
structure.
Synching this with the
requirements of the Principal
use section.
(B) Private garages, off-street loading and
unloading docks and facilities, parking lots, and
related facilities for service and customer use
directly related to the principal use.
(C) Private swimming pools or other
recreational facilities;
Deleting this as more
appropriate for residential
uses.
(D) Temporary
mobile structures
for construction
purposes only.
(E) Accessory buildings not exceeding 1 story in
height, and which are constructed to be
consistent with the architecture and exterior
building materials of the principal building.
Limiting such buildings to
clarify architectural
requirements.
§ 152.124 DIMENSIONAL
REGULATIONS.
No changes to this section
proposed (see attached
existing code language).
§ 152.125 GENERAL
REGULATIONS.
Property in the C
District is also
subject to the
provisions of §§
152.175 through
152.186.
[check code references]
LI Industrial
District
Section
Existing Text to
Remain
Proposed Text (redlined) Issue/Discussion
§ 152.140 PURPOSE. The purpose of the LI District is to
designate areas for, and regulate the
development of, light industry. Areas are
designated as light industrial due to the
proximity of high capacity roadways or rail
facilities, as well as both private and public
utilities and existing development, and
regulated to enhance the compatibility of light
industrial uses and uses within the commercial
and residential districts.
The objective of the Light Industrial District is to
provide appropriate locations for facilities that
provide jobs and services to the community,
and to the region, and help provide a stable
property tax base to the City.
Added a clause to indicate that
the purpose of the district
includes jobs and stable tax
base.
§ 152.141 PERMITTED USES. The following uses are permitted within an LI
District:
(A) Light Industrial uses which include:
manufacturing, research, testing, processing,
assembly, fabrication, and treatment of
materials, the products of which are distributed
to other facilities for further storage,
processing, or eventual distribution to the end
users. Light Industrial uses do not include uses
dominated by storage or warehousing, freight
transfer, or delivery of goods to the end user
on site.
The primary principal use
category is expanded to
generalize the potential uses of
industrial buildings. Additional
entries (whether permitted,
conditional, or accessory) will
include specific provisions
related to the particular use.
(A) Automotive Motor Vehicle service and
repair provided no junked, unlicensed, or
inoperable vehicles autos are kept on the
property;
Expand the list to “motor
vehicles”, and limit the
language to ensure that
vehicles are in working order
and not merely stored for long-
term parts or re-sale.
(B) Cleaning, laundering and dry cleaning
processing facilities, without direct retail
transactions with the end users;
A retail storefront would be
located in a C District.
(C) Construction Contractors offices, if
equipment or materials are screened according
to § 152.183. Any outdoor storage of
equipment or materials for Construction
Contractors shall constitute no more than 25%
of the ground floor size of the principal
building, and shall be no more than 8 feet in
height;
[check code reference]
Add limitations on outdoor
storage areas for such
contractor yards.
(D) Engraving and printing; Deleted and added to the
general descriptive category.
(E) Laboratories for research and testing; Included in the General list of
uses.
(F) Manufacturing of artists supplies, boats,
building materials, confectionery goods,
canvas, canvas products, cork products, dry
goods, electric motors, generators,
transformers, controls and components,
electronics products and service, food stuffs
(except meatpacking or slaughtering),
furniture, glass, clay and ceramics products (not
involving a blast furnace), leather products (not
involving the tanning or processing of hides),
machinery, machine tools, optical goods,
photographic products and film processing
(except film manufacture), secondary plastics
products, including molding and injection
processes, rubber products except primary
rubber manufacturing, signs, and sporting
goods;
Deleted and included in the
General list.
(G) Millworks; Deleted and included in the
General list.
(H) Commercial Offices for administrative
purposes as a principal use or as a function of
an industrial enterprise and non-retail
businesses; and
Generalize the office category.
(I) Warehouses, wholesalers or distributors for
products permitted under division (F) above or
for alcoholic beverages, chemicals, soaps,
detergents, drugs, cosmetics, pharmaceuticals
and toiletries, dry goods, meat and meat
products, paper, paper products, steel goods,
metal products which are rolled, drawn,
stamped, extruded or cast, tile, brick, terra
cotta, tires, automotive products, and wood
products.
Delete this category as a
principal use, and add
warehousing as an accessory
use with limitations.
§ 152.142 PERMITTED CONDITIONAL USES. The following
uses are permitted allowed in an LI District only
by a conditional use permit issued by the City
Council:
Delete “Permitted” to avoid
confusion with the prior
category of use.
(A) Drug, cosmetic,
pharmaceutical,
and toiletries
manufacture;
(B) Canning or
bottling other than
malt products;
Does the City still wish to
prohibit bottling of malt
products?
(C) Enameling, painting, varnishing, lacquering,
and japanning; Finish coat applications utilizing
chemical or mechanical processes which have
the potential for emissions or sanitary
wastewater treatment impacts.
Change the labelling to
generalize the activity.
(D) Freight terminals; Deleted as these uses are truck
traffic (and trailer storage)
driven, and problematic for the
current design and layout of
the City’s industrial district.
(E) Meat packing
which does not
include the
slaughtering of any
kind of animal;
Although this is a form of
processing, the specific
reference to meat packing
would remove it from the
General Permitted use
category.
(F) Steel or metal
goods
manufacturing
processes, not
involving blast
furnace processes;
Although this is a form of
processing, the specific
reference to meat packing
would remove it from the
General Permitted use
category.
(G) Catering operations and in-house cafeterias
not intended for retail or public use;
These uses are often included
by CUP to regulate the issuance
of alcohol service as a part of
the catering activity. The “in-
house” reference is removed
here and added in as an
accessory use.
(H) Day-care center
without drive-
through facilities.
§ 152.143 ACCESSORY USES. Subject to the provisions of §§ 152.175 through
152.186, the following uses are permitted
accessory uses in the LI District:
[check code references]
(A) Storage sheds Accessory buildings which do
not exceed 1 story in height and which have
been approved by the City Council as to size
and design are constructed of materials
consistent with those of the principal building.
Update language, and
reference building materials for
accessory buildings.
(B) Buildings
temporarily located
on the premises for
purposes of
construction for a
period not to
exceed completion
of construction.
(C) Solar energy systems, subject to the
provisions of 152.187
This is not a use, and the Code
section referenced regulates
their installation details.
(D) Parking, loading, and related activities,
Semi-trailers are permitted in designated
loading areas, provided they are actively
loading or unloading.
Specifically lists parking and
loading as an allowed accessory
use.
(E) Semi trailer and truck parking, provided
such parking occupies no more than 20% of the
subject property. Semi trailers shall not be
utilized for the storage of goods or materials.
Limits the amount of semi
trailer storage on a site, and
prohibits utilizing such trailers
as de facto storage.
§ 152.144 DIMENSIONAL
REGULATIONS.
(A) Height. No structure may exceed 35 50 feet
in height or contain more than 3 stories.
The 35 foot height limit is out
of date with contemporary
industrial building standards.
(B) Lot area and
width. The
minimum lot area
is 15,000 square
feet, and the
minimum lot width
is 100 feet.
(C) Front yard. The front yard must have a
depth equal to 20 the greater of 40 feet or a
distance equal to the average of the setbacks of
structures on the 2 adjoining lots.
The change from 40 feet to 20
feet permits expansion of many
of the current industrial
buildings which would
otherwise be limited by their
current property boundaries.
(D) Side yards. Side
yards on interior
lots must be at
least 15 feet each.
Side yards
adjoining a street
must be at least 40
feet.
No change – fire code and
utility issues likely make any
reduction infeasible.
(E) Rear yards. The
rear yard must be
at least 15 feet in
depth.
No change – fire code and
utility issues likely make any
reduction infeasible
(F) Floor area ratio.
The floor area ratio
in the LI District
may not exceed
1.5.
(G) Setbacks from
residential districts.
There must be a
setback of at least
20 feet from any
property in a
residential district,
within which
setback area
parking, storage,
and/or loading
facilities are
excluded.
This existing language primarily
impacts the parking and
loading areas on an industrial
parcel.
C GENERAL COMMERCIAL DISTRICT
§ 152.120 PURPOSE.
The C District is intended to provide areas for retail sales and services located and regulated so as
to minimize adverse effects on neighboring residential districts and congestion of public streets.
(1993 Code, § 1635.01)
§ 152.121 PERMITTED USES.
Within a C District, only the following uses are permitted:
Accountants
Antique shops
Appliance stores
Architects
Art galleries
Art or school supply stores
Artists
Attorneys
Auto accessory or parts stores
Bakeries which sell at retail only
Banks and savings and loan associations without drive-through facilities
Barber and beauty shops
Beverage stores for the sale of beverages for consumption off the premises
Bicycle sales and service stores
Bonding companies
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Book or stationery stores
Bus stations of the Metropolitan Transit Commission
Camera or photographic supply stores
Candy, ice cream, soft drink or confectionery stores without drive-through facilities
Carpet, rug and floor covering stores
China and glassware stores
Clothing stores
Coffee houses without drive-through facilities
Consultants
Costume and formal wear rental stores
Curtain and drapery stores
Day-care centers without drive-through facilities
Department, discount or variety stores
Drug stores
Dry cleaning, laundry and laundromat operations
Educational and scientific research offices excluding laboratory facilities
Electrical appliance stores
Electronics stores
Employment agency offices
Fabric stores
Florists
Funeral homes and mortuaries
Furniture stores
Garden supply stores
Gift shops
Government offices
Grocery stores which do not have products or produce offered for sale outside the building
Hardware, paint, wallpaper and home decorating stores
Hobby stores
Insurance agents
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Jewelry stores
Libraries
Locksmiths
Luggage (retail) stores with no tanning of animal hides done on the premises
Meat stores and butcher shops
Museums
Music and record stores
Music schools and dance schools
Office supply and equipment stores
Pet stores where all pets are caged within the structure and where there are no external
offensive noises or odors
Photographic studios
Physicians, dentists and health care professionals, including optometrists, chiropractors,
chiropodists and osteopaths, therapists, and physical culture and health service or club,
reducing club or salon or therapeutic massage studio, as defined in Subsection 575.01
Pipe and tobacco shops
Postal substations
Radio studios without towers
Realtors and other brokers
Rental businesses
Restaurants without drive-through facilities located more than 250 feet from a residential
structure or district
Sewing machine sales and service shops
Shoe stores and shoe repair shops
Sporting goods stores
Tailors
Taxi stands without maintenance facilities
Toy stores
Travel agencies
Upholstery shops
Veterinary clinics
(1993 Code, § 1635.02)
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§ 152.122 PERMITTED CONDITIONAL USES.
The following uses are permitted in the C District only by conditional use permit issued by the City
Council:
(A) Sexually-oriented businesses which comply with the requirements of Chapter 110;
(B) A use permitted under § 152.121 except for the fact that it has a drive-through facility;
(C) Assembly, club or lodge;
(D) Auto repair which includes no storage of autos for parts;
(E) Bus stations of the Metropolitan Transit Operations;
(F) Car washes;
(G) Gasoline station;
(H) Liquor stores and lounges;
(I) Motels;
(J) Video tape sales and rentals;
(K) Body tanning salons;
(L) Establishments primarily for the sale of beverages for consumption on the premises;
(M) Bowling alleys;
(N) Health clubs;
(O) Pool or billiard halls;
(P) Restaurants, cafeterias, and delicatessens located less than 250 feet from a residential structure
or district;
(Q) Theaters;
(R) Establishments having more than 3 amusement devices as defined in § 111.025;
(S) Motorcycle sales and accessories;
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(T) Hardware and building material supply store with outdoor lumber yard, where the lumber yard
is screened in a manner approved by the City Council, and the hardware and build ing material supply
store building contains at least 30,000 square feet of space;
(U) Laboratories for medical research and testing (except research and testing which uses animals)
that provide services to health care providers;
(V) Computer research and program development;
(W) Pawnbroker businesses which comply with the requirements of §§ 111.285 through 111.302;
(X) Secondhand dealers that comply with the requirements of §§ 111.250 through 111.273; and
(Y) Adult day-care centers, licensed under M.S. Chapter 245A, as it may be amended from time to
time, and Minn. Rules, sections 9555.9600 through 9555.9730.
(Z) Solar energy systems, subject to the provisions of §152.187.
(1993 Code, § 1635.03) (Am. Ord. 2012-11) (Am. Ord. 2015-04)
§ 152.123 ACCESSORY USES.
Subject to the provisions of §§ 152.175 through 152.186, the following accessory uses are permitted
in the C District:
(A) Incidental repair, limited processing or storage necessary to conduct a permitted principal use
if conducted within the principal structure;
(B) Private garages, off-street loading and unloading docks and facilities;
(C) Private swimming pools or other recreational facilities;
(D) Temporary mobile structures for construction purposes only; and
(E) Accessory buildings not exceeding 1 story in height.
(1993 Code, § 1635.04)
§ 152.124 DIMENSIONAL REGULATIONS.
(A) Height. No structure may exceed 35 feet in height or contain more than 3 stories.
(B) Lot area and width. The minimum lot area is 15,000 square feet, and the minimum lot width
is 100 feet, except as allowed in §152.227.
(C) Floor area ratio. The floor area ratio within the C District may not exceed 1.0.
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(D) Front yards. The front yard must have a depth equal to the greater of 35 feet or a distance
equal to the average of the front yard depths on the 2 adjacent lots.
(E) Side yards. Interior side yards must be at least 10 feet in width, except where a common wall
meeting fire code requirements is provided between 2 buildings. Side yards adjoining a street must be
at least 35 feet.
(F) Rear yards. The rear yard must have a depth of at least 20 feet, or at least 25 feet if there is an
alley.
(G) Setbacks from residential districts. There must be a setback area of not less than 20 feet from
any property in a residential district within which setback area parking, storage, and/or loading facilities
are excluded.
(H) Shopping centers. The minimum yards set forth in this section will not apply to any lot line of
a lot in a shopping center if the lot line adjoins either another lot within the shopping center or a driveway
or parking area within the shopping center, and the City Council has approved a site plan for a build ing
to be constructed on the lot with a different setback from the lot line. In those cases, the setback
approved by the City Council shall apply so long as the building exists on the lot. For purposes of this
division (H), a SHOPPING CENTER means any group of 4 or more retail or service establishments
totaling a minimum floor area of 75,000 square feet, on 1 or more contiguous tracts of land in single
ownership, or in multiple ownership but subject to a reciprocal easement agreement governing common
access and parking.
(1993 Code, § 1635.05)
§ 152.125 GENERAL REGULATIONS.
Property in the C District is also subject to the provisions of §§ 152.175 through 152.186.
(1993 Code, § 1635.06)
LI LIGHT INDUSTRIAL DISTRICT
§ 152.140 PURPOSE.
The purpose of the LI District is to designate areas for, and regulate the development of, light
industry. Areas are designated as light industrial due to the proximity of high capacity roadways or rail
facilities and existing development, and regulated to enhance the compatibility of light industrial uses
and uses within the commercial and residential districts.
(1993 Code, § 1640.01)
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(D) Front yards. The front yard must have a depth equal to the greater of 35 feet or a distance
equal to the average of the front yard depths on the 2 adjacent lots.
(E) Side yards. Interior side yards must be at least 10 feet in width, except where a common wall
meeting fire code requirements is provided between 2 buildings. Side yards adjoining a street must be
at least 35 feet.
(F) Rear yards. The rear yard must have a depth of at least 20 feet, or at least 25 feet if there is an
alley.
(G) Setbacks from residential districts. There must be a setback area of not less than 20 feet from
any property in a residential district within which setback area parking, storage, and/or loading facilities
are excluded.
(H) Shopping centers. The minimum yards set forth in this section will not apply to any lot line of
a lot in a shopping center if the lot line adjoins either another lot within the shopping center or a driveway
or parking area within the shopping center, and the City Council has approved a site plan for a building
to be constructed on the lot with a different setback from the lot line. In those cases, the setback
approved by the City Council shall apply so long as the building exists on the lot. For purposes of this
division (H), a SHOPPING CENTER means any group of 4 or more retail or service establishments
totaling a minimum floor area of 75,000 square feet, on 1 or more contiguous tracts of land in single
ownership, or in multiple ownership but subject to a reciprocal easement agreement governing common
access and parking.
(1993 Code, § 1635.05)
§ 152.125 GENERAL REGULATIONS.
Property in the C District is also subject to the provisions of §§ 152.175 through 152.186.
(1993 Code, § 1635.06)
LI LIGHT INDUSTRIAL DISTRICT
§ 152.140 PURPOSE.
The purpose of the LI District is to designate areas for, and regulate the development of, light
industry. Areas are designated as light industrial due to the proximity of high capacity roadways or rail
facilities and existing development, and regulated to enhance the compatibility of light industrial uses
and uses within the commercial and residential districts.
(1993 Code, § 1640.01)
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§ 152.141 PERMITTED USES.
The following uses are permitted within an LI District:
(A) Automotive service and repair provided no junked autos are kept on the property;
(B) Cleaning, laundering and dry cleaning facilities;
(C) Contractors offices, if equipment or materials are screened according to § 152.183;
(D) Engraving and printing;
(E) Laboratories for research and testing;
(F) Manufacturing of artists supplies, boats, building materials, confectionery goods, canvas,
canvas products, cork products, dry goods, electric motors, generators, transformers, controls and
components, electronics products and service, food stuffs (except meatpacking or slaughtering),
furniture, glass, clay and ceramics products (not involving a blast furnace), leather products (not
involving the tanning or processing of hides), machinery, machine tools, optical goods, photographic
products and film processing (except film manufacture), secondary plastics products, including molding
and injection processes, rubber products except primary rubber manufacturing, signs, and sporting goods;
(G) Millworks;
(H) Offices for administrative purposes and non-retail businesses; and
(I) Warehouses, wholesalers or distributors for products permitted under division (F) above or for
alcoholic beverages, chemicals, soaps, detergents, drugs, cosmetics, pharmaceuticals and toiletries, dry
goods, meat and meat products, paper, paper products, steel goods, metal products which are rolled,
drawn, stamped, extruded or cast, tile, brick, terra cotta, tires, automotive products, and wood products.
(1993 Code, § 1640.02)
§ 152.142 PERMITTED CONDITIONAL USES.
The following uses are permitted in an LI District only by a conditional use permit issued by the
City Council:
(A) Drug, cosmetic, pharmaceutical, and toiletries manufacture;
(B) Canning or bottling other than malt products;
(C) Enameling, painting, varnishing, lacquering, and japanning;
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(D) Freight terminals;
(E) Meat packing which does not include the slaughtering of any kind of animal;
(F) Steel or metal goods manufacturing processes, not involving blast furnace processes;
(G) Catering operations and in-house cafeterias not intended for retail or public use;
(H) Day-care center without drive-through facilities.
(1993 Code, § 1640.03) (Am. Ord. 2011-004, passed 6-28-2011) (Am. Ord. 2012-11)
§ 152.143 ACCESSORY USES.
Subject to the provisions of §§ 152.175 through 152.186, the following uses are permitted accessory
uses in the LI District:
(A) Storage sheds which do not exceed 1 story in height and which have been approved by the City
Council as to size and design; and
(B) Buildings temporarily located on the premises for purposes of construction for a period not to
exceed completion of construction.
(1993 Code, § 1640.04)
(C) Solar energy systems, subject to the provisions of 152.187
§ 152.144 DIMENSIONAL REGULATIONS.
(A) Height. No structure may exceed 35 feet in height or contain more than 3 stories.
(B) Lot area and width. The minimum lot area is 15,000 square feet, and the minimum lot width
is 100 feet.
(C) Front yard. The front yard must have a depth equal to the greater of 40 feet or a distance equal
to the average of the setbacks of structures on the 2 adjoining lots.
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76 St. Anthony - Land Usage
(D) Side yards. Side yards on interior lots must be at least 15 feet each. Side yards adjoining a
street must be at least 40 feet.
(E) Rear yards. The rear yard must be at least 15 feet in depth.
(F) Floor area ratio. The floor area ratio in the LI District may not exceed 1.5.
(G) Setbacks from residential districts. There must be a setback of at least 20 feet from any
property in a residential district, within which setback area parking, storage, and/or loading facilities are
excluded.
(1993 Code, § 1640.05)
R/O RECREATIONAL/OPEN SPACE DISTRICT
§ 152.155 PURPOSE.
The purpose of the R/O District is to regulate development in those areas which have significant
natural amenities such as trees, terrain, and water resources, and to regulate development for recreational
purposes in areas which have significant public or private recreational potential.
(1993 Code, § 1645.01)
§ 152.156 PERMITTED USES.
Only the following uses are permitted in the R/O District:
(A) Outdoor or indoor recreational facilities and their supporting structures operated by a
governmental agency, a private, nonprofit service organization or conservation group, including, but not
limited to, lodges, kitchens, dining halls and supporting restaurants, dormitories, and golf courses;
(B) Trails and pathways for pedestrians and non-motorized means of transit;
(C) Cemeteries; and
(D) Schools and government buildings.
(1993 Code, § 1645.02)
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