The URL can be used to link to this page

Home My WebLink About2025/12/03 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission study session meeting December 3, 2025 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Laura Chamberlain at 952.924.2573 or the administration department at 952.924.2505. Planning commission study session The St. Louis Park planning commission is meeting in person at St. Louis Park City Hall, 5005 Minnetonka Blvd. Members of the public can attend and watch the meeting in person. Visit bit.ly/slppcagendas to view the agenda and reports. Agenda 1. Zoning Code Update – Phase 2 Future scheduled meeting/event dates: January 7, 2026 – planning commission meeting January 21, 2026 – planning commission meeting February 4, 2026 – planning commission meeting February 25, 2026 – planning commission meeting* *meeting held on Feb. 25, 2026 since Ash Wednesday is on Feb. 18, 2026. 1 2 Planning commission: Study session Meeting date: December 3, 2025 Agenda item: 1 1 Discussion of Zoning Code Update, Phase 2 Recommended Action: No action at this time. Provide feedback to staff on the Zoning Code Update Phase 2 draft tables. Background: The meeting will begin with a summary of the November 10, 2025 city council study session. Those commissioners that attended the meeting may provide a summary of the city council’s conversation. Staff will present updates on the following for discussion:  Mixed Use form based standards. The existing MX-1 and MX-2 districts have some elements of form based standards. This table illustrates how these standards are proposed to be carried forward into the MU districts.  Lot size and density standards table. This table illustrates how the existing lot size and density standards will be carried forward into the proposed districts. There are minimal changes to lot width and area. This table establishes the threshold for density bonuses, triggering a CUP for the MU-2, MU-3, and B-1 districts.  Site & building dimension standards table. Minimal changes to existing standards. Maintain additional distance requirements when adjacent to N districts.  Building height limits table. This table establishes how many stories can be built without height bonuses, which require a CUP. It also establishes a minimum of two stories in the MU-2 and the MU-3 districts.  Land use tables (principal and accessory uses). These tables carry existing uses forward to the new districts. It also establishes the manner of review, administrative or conditional use permit (planning commission/city council review). There have been some updates. When reviewing this table, consider which uses you do or do not want in each district, and the way it is reviewed/approved. Next step: Staff will conduct open houses and prepare draft zoning code for review by the planning commission in February. Prepared by: Gary Morrison, zoning administrator Reviewed by: Laura Chamberlain, senior planner Attachments:  Mixed use form based standards table.  Lot size & density standards table.  Site & building dimension standards table.  Building heights limits table.  Land use tables (principal and accessory uses) 3 Mixed Use Districts’ Form Based Standards Standards Current MX-1 Current MX-2 Proposed MU-1, MU-2 and 3 Districts Primary Secondary Primary Secondary Primary Secondary Lot line coverage, minimum % 80% 50% 75% 50% 75% 50% Building length, maximum ft. 200 ft. 200 ft. 200 ft. Non-residential uses on ground floor along street frontage:  minimum %  minimum depth 75% N/A N/A 75% N/A First 30 ft. behind building facade First 30 ft. behind building facade Building height to street width ratio, minimum 60% 60% N/A Building height to street width ratio, maximum 100% 200% N/A Building stepback All stories that exceed the maximum building height to street ratio shall be stepped back from the front façade a minimum of 10 ft. and a maximum of 30 ft. N/A All stories that exceed the building height maximum as part of a building height bonus Ground story height, minimum 12 ft. 14 ft. 12 ft. Ground story height, maximum 20 ft. 18 ft. 20 ft. Upper stories height, minimum 10 ft. 10 ft. 10 ft. Upper stories height, maximum 15 ft. 15 ft. 15 ft. Building principal entrance, location on primary frontage Required N/A Required N/A Required N/A Building entrances, elevation Within 30” of adjacent street sidewalk average grade Within 30” of adjacent street sidewalk average grade Within 30” of adjacent street sidewalk average grade Façade transparency, minimum %  Ground story  Upper story 50% 20% 50% 20% 50% 20% 20% 20% 20% 20% 20% 20% 4 Lot width minimum with alley (ft)1 Lot width minimum w/o alley (ft)1 Net lot area minimum with alley (sq ft)1 Net lot area minimum w/o alley (sq ft)1 Density maximum (dwelling units per acre)2 Guiding future land use designation Parks and Open Space POS None None None None N/A PRK Park and Open Space Commercial B-1 None None None None 30 du/ac (P) 50 du/ac (C) 3 COM Commercial I-1 N/A IND Industrial I-2 N/A IND Industrial MU-1 None None None None 30 du/ac (P) RM Medium Density Residential This column is for information only, and will not be part of the final table. District Table 36-XXX(x). Lot Size and Density Standards Industrial 75' for building heights up to 25' 100' for building heights 26' - 45' 150' for building heights 46' - 75' 50' for building heights up to 25' 75' for building heights 26' - 45' 100' for building heights 46' - 75' 15,000 sf for building heights up to 25' 18,000 sf for building heights 26' - 45' 22,500 sf for building heights 46 - 75' 5,000 sf for building heights up to 15' 5,500 sf for building heights 16' - 25' 7,500 sf for building heights 26' - 45' 10,000 sf for building heights 46' - 75' 5 MU-2 None None None None 18-50 du/ac (P) >50-75 du/ac (C) 3 MX Mixed Use MU-3 None None None None 50-75 du/ac (P) >75-125 du/ac (C) 3 TOD Transit Oriented Development Table notes: 1Except where subdivisions for the purpose of establishing condominium ownership result in lot sizes smaller than the established minimum 2District density shall be consistent with the guiding future land use designation in the comprehensive plan 3The higher density is allowed if the proposed development achieves the density bonus requirements in Section _____ Mixed Use 6 Building height maximum (feet ) Front yard minimum (feet) Side yard abutting street minimum (feet) Side yard interior with alley minimum (feet) Side yard interior without alley minimum (feet) Rear yard minimum (feet) Distance between buildings minimum (feet) DORA minimum Impervious surface coverage maximum Parks and Open Space POS Commercial B-1 6 stories or 75 ft. whichever is less; 50% increase possible with conditions1 10 ft. minimum; 20 ft. maximum 5 None for buildings under 35' in height and not abutting N district. For buildings under 35 ft. in height abutting N district, setback is 15 ft. For buildings taller than 35 ft. and not abutting N district, setback is 1/2 the building height. For buildings taller than 35 ft. abutting N district, setback is equal to the building height. 15 ft. for townhouses; 1/2 the building height for apartments 85% I-1 40 ft.10 ft. minimum; 20 ft. maximum 20 75% I-2 6 stories or 75 ft. whichever is less (also see note 1) 10 ft. minimum; 20 ft. maximum 20 None for building heights less than 45 ft.; 12 ft. for building heights 45 ft. and higher Buildings up to 45 ft. tall: 12 ft. on one side and 0 ft. on the other Buildings 45 - 75 ft. tall: 12 ft. for all sides No yard if abutting railroad trackage 10 ft. for building heights up to 35 ft.; 20 ft. for building heights 36 - 75 ft. No yard if abutting railroad trackage 75% Table 36-XXX(x). Site & Building Dimension Standards Industrial District None except for lots abutting N district. Lots abutting N district: for buildings up to 35 ft. in height, setback same as the required side yard for the abutting N district; for buildings taller than 35 ft., setback is 15 ft. + one foot for each foot of building height above 35 ft.; the required setback for buildings over 35 ft. in height may be met by setting back those stories of the building over 35 ft. 20' for building heights up to 35' 35' for building heights 36' - 75' 20 ft.; no yard if abutting railroad trackage Each standard shall match the requirement for the adjacent properties. If the adjacent properties are in two or more zoning districts, then the most restrictive requirement applies. 7 MU-1 3 stories Build-to-zone: 10 - 15 ft. primary frontage, 10 - 20 ft. secondary frontage None, except for sites adjacent to N-1 or N-2 zoned and used districts which have a 15 ft. minimum 15 ft. for townhouses; 1/2 the building height for apartments 80% MU-2 6 stories or 75 ft. whichever is less (minimum of 2 stories); Sites adjacent to N-1 or N-2 zoned and used districts shall be limited to 40 ft., although buildings may exceed 40 ft. if the portion of the building above 40 ft. is stepped back a distance equal to the additional height Build-to-zone: 10 - 15 ft. primary frontage, 10 - 20 ft. secondary frontage 15 ft. for townhouses; 1/2 the building height for apartments 12%85% MU-3 6 stories or 75 ft. whichever is less (minimum of 2 stories); Sites adjacent to N-1 or N-2 zoned and used districts shall be limited to 40 ft., although buildings may exceed 40 ft. if the portion of the building above 40 ft. is stepped back a distance equal to the additional height Build-to-zone: 10 - 15 ft. primary frontage, 10 - 20 ft. secondary frontage 15 ft. for townhouses; 1/2 the building height for apartments 12%85% Table notes: 1The height limit may be increased by 50 percent to permit buildings nine stories or 112.5 feet in height, whichever is the lesser. This greater building height shall only be permitted for buildings which meet the following conditions: a. The building shall be at least 200 feet from any parcel that is zoned residential and used or subdivided for residential use, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers. b. The building shall not cast a shadow on residential structures between the hours of 9:00 a.m. and 3:00 p.m. c. The building shall be located within travel demand management zones A or B as defined in section 36-322. Mixed Use None, except for sites adjacent to N1 or N2 zoned and used districts which have a 15' minimum None, except for sites adjacent to N-1 or N-2 zoned and used districts which have a 10 ft. minimum None, except for sites adjacent to N-1 or N-2 zoned and used districts which have a 15' minimum 8 Building Height Limits Table District Building Height Maximum Building Height Bonus N-1 Neighborhood 30 ft. (3 stories) None N-2 Neighborhood 40 ft. (4 stories) None MU-1 Neighborhood Mixed Use 3 stories max None N-3 Neighborhood 75 ft. (6 stories) None B-1 Commercial 75 ft. or 6 stories 112.5 ft or 9 stories MU-2 Community Mixed Use 75 ft. or 6 stories max 112.5 ft or 9 stories I-1 Industrial Park 75 ft. or 6 stories None I-2 General Industrial 75 ft. or 6 stories None N-4 Neighborhood More than 75 ft. (6 stories) None MU-3 TOD Mixed Use 75 ft. or 6 stories; 2 stories min, existing one-story buildings legal and can expand 150 ft. or 12 stories POS Parks & Open Space None None 9 Commercial Parks and Open Space Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS Residential Household Living Dwelling, three-unit PS PS Dwelling, four-unit PS PS Dwelling, apartment (low-rise)C PS PS PS Dwelling, apartment (mid-rise)PS PS PS Dwelling, apartment (high-rise)PS PS Dwelling, apartment mixed use C PS PS PS Dwelling, live/work unit PS PS PS PS Manufactured home park C C C C Dwelling, existing single-unit detached PS PS PS Dwelling, existing multiple unit PS PS PS Group Living State-licensed residential facility PS PS PS PS Nursing home PS PS PS Lodging Hotel/motel PS PS PS PS Public, Social, & Institutional Uses exceeding intensity classification 4 C Adult day care PS PS PS PS PS Business/trade school/college PS PS PS PS P Child care center PS PS PS PS Community center P Educational (academic) facility, with degree PS PS PS PS Educational (academic) facility, no degree P P P P Mixed Use Industrial St Louis Park, MN Principal Non-Residential Use Table P = permitted; PS = permitted with standards; C = permitted with CUP; PL = permitted in limited stories (with conditions) Page 1 10 Commercial Parks and Open Space Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS Mixed Use Industrial Hospital PS Medical/dental clinic or office PS PS PS PS Municipal, county, state, or federal administrative or service facility P P P P P P Place of assembly P P P P P P Commercial Uses Personal Services and Businesses Animal handling PS PS PS PS PS PS Animal handling, limited P P P P Appliance, small engine and bicycle repair PS PS PS PS PS Bank PS PS PS PS Cannabis retailer PS PS PS Catering PS PS PS PS P P Dry cleaning or laundering facility PS PS PS PS Food service PS PS PS P Funeral home P P In-vehicle sale or service C Liquor store PS PS PS PS Lower potency hemp edible retailer PS PS PS PS Motor fuel station C C Motor vehicle sales C Motor vehicle service and repair C PS Autobody/painting PS Parcel delivery service P P Pawnshop C Payday loan agency and currency exchange C Retail or service establishment less than 8,000 SF P P P P Retail or service establishment between 8,000 SF - 50,000 SF P P P Retail or service establishment over 50,000 SF C Page 2 11 Commercial Parks and Open Space Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS Mixed Use Industrial Restaurant P PS PS PS PS Self-storage facility PS PS Sexually-oriented business, high impact PS Sexually-oriented business, limited impact PS PS PS PS Shopping center PS P P PS/C Showroom PS P P P P P Studio PS PS P P PS P Vendor market PS PS PS PS Recreation Commercial entertainment, indoor C PS PS PS Commercial entertainment, outdoor P P Country club P Golf course P Park/open space P P P P P P P Park/recreation PS PS PS PS P P Professional Office P P P P P PS* Medical, optical or dental laboratory PS PS PS P PS Research and development PS PS PS P Industrial Anaerobic digester C Cannabis operation/hemp processor PS Composting operation PS Manufacturing/processing, light PS PS PS Manufacturing/processing PS P Microbrewery PS PS PS PS P Microdistillery PS PS PS PS P Outdoor storage PS Printing facility PS P P PS Printing facility, industrial P Recycling operation P Page 3 12 Commercial Parks and Open Space Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS Mixed Use Industrial Warehouse/storage PS P Transportation and Utilities Communication tower PS/C PS/C PS/C PS/C PS/C C Freight terminal P Parking ramp PS PS PS C PS Public service structure PS PS PS PS PS PS PS Transit station P P P P P P P Utility substation PS PS PS PS PS PS Miscellaneous Uses allowed as “Permitted” or “Permitted with Conditions” in the BP district with a floor area ratio (FAR) equal to or greater than 1.0 Single lot. Uses where more than one principal building is located on a single lot More than one principal building C C Exceeding classification 4 Communication tower table: <45 PS PS PS C 45-70 C PS PS C 70-110 PS PS 110-170 C C 171-199 C Page 4 13 Commercial Parks and Open Space Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS Accessory Uses Accessory building P P P P P P P Accessory office P P P P P PS P Accessory retail sales PS PS P Adult day care in a religious institution, community center, or nursing home PS PS PS PS PS Auto body/painting PS PS Bar PS PS PS PS Boarders or roomers PS PS PS PS Cannabis retailer C Catering PS PS PS PS PS Communication antenna PS PS PS PS PS PS PS Community garden PS PS PS PS PS PS P Firearm sales Food service PS PS PS PS PS PS P Gardening and other horticultural uses P P P P P P P Group day care/nursery school in a religious institution, community center, or educational (academic) institution PS PS PS PS PS PS Heliport C C C C C Home occupation PS PS PS PS Incidental repair or processing which is necessary to conduct a permitted principal use PS PS PS PS P P In-vehicle sale or service C C C C Mixed Use Industrial St Louis Park, MN Accessory Non-Residential Use Table P = permitted; PS = permitted with standards; C = permitted with CUP; PL = permitted in limited stories (with conditions) 14 Mikvah pool PS PS PS PS Motor fuel station PS Motor vehicle service repair PS PS Off-street parking area P P P P P P P Outdoor sales (display)PS PS Outdoor seating and service of food and beverages PS PS PS PS PS PS PS Outdoor storage PS PS Parking ramp PS PS PS Property management or rental office PS PS PS PS Public service facility P Public service structure PS PS PS PS PS PS PS Public transit stop/shelter P P P P P P P Railroad spur P P Residential swimming pool, whirlpool, sport court PS PS PS PS Service and retail facilities, private P P P P Showroom PS PS Solar energy system PS PS PS PS PS PS PS Utility substation P P P P P P P Visitor lodging associated with residential care facilities P P P P Warehouse/storage PS PS PS PS Wind energy conversion system (WECS)PS PS PS PS PS PS PS 15