HomeMy WebLinkAbout2025/10/08 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission study session meeting
October 8, 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 - updates to Articles 1, 2, 3, and 6: Administration,
General Provisions, and Non-Conformities
Future scheduled meeting/event dates:
October 15, 2025 – planning commission regular meeting
November 5, 2025 – planning commission regular meeting
November 19, 2025 – planning commission regular meeting
December 3, 2025 – planning commission study session
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Planning commission: Study session
Meeting date: October 8, 2025
Agenda item: 1
1 Discussion of Zoning Code Update, Phase 2
Recommended Action: No action at this time. Provide feedback to staff and consultants on the
Zoning Code Update, Phase 2 approach and analysis.
Background: At the Oct. 8, 2025 meeting, HKGi will provide an update on the remaining
articles of the zoning code, which includes the following articles:
•Administration & Enforcement (Article II)
•General Provisions (Article III)
•Nonconformities (Article VI)
•In General (Article I), includes Definitions
In addition to these four articles, staff would also like to discuss the following:
•Thresholds for triggering a conditional use permit review as opposed to administrative
review. Most applications are permitted or permitted with standards. These require an
administrative review only. Staff is requesting feedback from the planning commission
as to what aspect of a development proposal triggers a conditional use permit, such as
height (number of stories), density, or specific uses such as in-vehicle service.
•The next round of community engagement. Staff will present the proposed next round
of community engagement and request your feedback.
Next step: Update to the city council at their Nov. 10, 2025 meeting. Prepare draft zoning code
for review by the planning commission in February 2026.
Prepared by: Jeff Miller and Beth Richmond, HKGi
Reviewed by: Gary Morrison, Zoning Administrator
Attachments:
•Discussion
•Uses tables (principal uses, accessory uses)
•Building height limits table
•Density limits table (as established in the comprehensive plan)
•Density bonuses section (current M-X mixed use district)
•Intensity class measures (Table 36-115C in current zoning code)
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Study session of October 8, 2025 (Item No. 1)
Title: Discussion of Zoning Code Update, Phase 2
4
Discussion:
Remaining Articles to be Updated. Since these articles are technical/administrative in nature,
rather than policy-oriented, there are only a couple of discussion topics that have been
identified for the planning commission.
Administration & Enforcement (Article II)
For variance requests, the zoning code currently requires a public hearing held by the board of
zoning appeals. For variance requests made in conjunction with a conditional use permit or
subdivision, the city council acts as the board of zoning appeals. MN State Statutes do not
require cities to hold public hearings for variances. We will discuss whether there is any interest
in making changes to the public hearing requirement for variance requests.
General Provisions (Article III)
This article currently contains a variety of sections that could be better organized in the
updated zoning code. Some of these sections can be overlooked because they are not located
where you would expect them to be. Proposed changes include the following:
•Relocate home occupations, short-term rental, and temporary uses to the new Use
Specific Standards article.
•Consolidate the fences section into a new screening section in the Development
Standards article.
•Relocate the required yards and open space (designed outdoor recreation area) and
grading/filling and land reclamation/excavation and mining to the Development
Standards article.
As part of the consolidation of screening and fence requirements into a single section in the
zoning code, we will discuss when screening requirements should be applied.
Nonconformities (Article VI)
Nonconformities do not need to be a standalone article, so it will be consolidated into the
Introductory Provisions article.
In General (Article I), includes Definitions
The primary updates to this article are to update and add definitions related to the new uses
tables for the zoning districts. Currently, there are definitions located in multiple places in the
zoning code, so the updated zoning code will consolidate all definitions in one place in Article I.
Study session of October 8, 2025 (Item No. 1)
Title: Discussion of Zoning Code Update, Phase 2
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Additional discussion items. The following is a summary of topics staff would like to discuss. At
the meeting, staff will ask the following questions:
1.When should screening be required?
2.What triggers a conditional use permit?
3.What additional feedback would be helpful related to phase 2 updates?
Screening. Screening regulations, which are currently located within the landscaping section,
will become a separate section. Existing screening standards for parking lots and loading
facilities are being evaluated. The City’s Design Guidelines for the South Side of Excelsior
Boulevard is being used as a resource. When and where should screening be required, e.g.
should screening primarily be required for new development that is adjacent to N-1/N-2
districts or required more broadly?
Permitted vs. Conditional Uses. There are multiple ways the zoning code identifies when a
proposed development is permitted (administrative review) or a conditional use (planning
commission/council review): These triggers for conditional use review may be found in:
•Uses tables (principal uses, accessory uses)
•Building height limits and height bonuses
•Density limits (as established in the comprehensive plan) and density bonuses
•Intensity classification (regulated by the Intensity Class Measures Table) – this table is
only used for the C-1 district currently
As part of restructuring the zoning districts’ uses into tables and creating a new Use Specific
Standards article, the intent has been to clarify which uses are permitted vs. conditional in the
uses tables. The tables make it easier to see how each use is allowed in each district.
In some cases, uses that are conditional today will be permitted with standards by the updated
code. These uses are identified as PS in the uses tables. If the proposed development meets the
specific standards for that use and the district’s dimensional standards (including building
height and density), it is a permitted use and does not require review by the planning
commission.
At Wednesday’s study session, we will discuss the proposed uses tables, building height limits
by district, density limits (as established in the comprehensive plan) and density bonuses, and
the Intensity Class Measures Table. See attachments that will help with this discussion.
Community engagement. Staff will present the proposed next round of community engagement
and request your feedback.
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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 C
Dwelling, four-unit PS C
Dwelling, townhouse (small)PS PS PS
Dwelling, apartment (low-rise)PS PS PS C
Dwelling, townhouse (large)PS PS PS
Dwelling, apartment (mid-rise)PS PS C
Dwelling, apartment (high-rise)PS C
Dwelling, live/work unit PS P PS
Manufactured home park CCC C
Dwelling, existing single-unit detached PS PS PS
Group Living
State-licensed residential facility PS PS PS PS
St Louis Park, MN Principal Non-Residential Use Table
Mixed Use Industrial
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Commercial Parks and
Open Space
Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS
Mixed Use Industrial
Roominghouse PPP
Group home PS PS PS
Nursing home PS PS PS
Lodging
Hotel/motel PS PS PS
Public, Social, & Institutional
Adult day care PS PS PS PS PS
Business/trade school/college PS PS P P
Child care center PS PS PS PS PS PS/C
Community center P
Educational (academic) facility PS PS PS C PS
Hospital PS
Medical/dental clinic or office PPP P
Municipal, county, state, or federal administrative or
service facility PPP P P PS
Place of assembly PPP P P P
Commercial Uses
Personal Services and Businesses
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Commercial Parks and
Open Space
Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS
Mixed Use Industrial
Animal handling PS PS PS PS PS PS
Appliance, small engine and bicycle repair PS PS PS PS PS
Bank PS PS P P P
Cannabis retailer PS PS PS
Catering PS PS P
Dry cleaning or laundering facility PS PS PS
Firearms sales CC C
Funeral home PS P
In-vehicle sale or service CCC C
Liquor store CPSPS PS
Lower potency hemp edible retailer PS PS PS
Motor fuel station CCC
Motor vehicle sales C
Motor vehicle service and repair CPS
Autobody/painting PS
Parcel delivery service PP
Pawnshop CC C
Payday loan agency and currency exchange CC C
Retail or service establishment less than 8,000 SF PPP P PS
Retail or service establishment between 8,000 SF - 20,000
SF PP P
Retail or service establishment over 20,000 SF CC C
Restaurant PPSPS PS PS
Self-storage facility PS PS
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Commercial Parks and
Open Space
Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS
Mixed Use Industrial
Sexually-oriented business, high impact PS
Sexually-oriented business, limited impact 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, indoors CPSPS PS
Commercial entertainment, outdoors PP
Country club P
Golf course P
Park/open space PPP P PP P
Park/recreation PS PS PS PS P P
Professional
Office PPP P PPS*
Office where intensity classification exceeds 6 C
Medical, optical and 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
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Commercial Parks and
Open Space
Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS
Mixed Use Industrial
Printing facility, industrial P
Recycling operation P
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 PPP P PP P
Utility substation PS PS PS PS PS PS
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Commercial
Parks and
Open
Space
Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS
Accessory Uses
Accessory building PPP P P PP
Accessory dwelling unit affiliated with a religious institution PPP P
Accessory office PPP P PPSP
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 PS
Boarders or roomers PPP P
Cannabis retailer PS PS PS 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
Food service PS PS P PS P PS P
Gardening and other horticultural uses PPP P P PP
Group day care/nursery school in a religious institution, community
center, or educational (academic) institution PS PS PS PS PS PS
Heliport PS C PS 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
P = permitted; PS = permitted with standards; C = permitted with CUP; PL = permitted in limited stories (with conditions)
St Louis Park, MN Accessory Non-Residential Use Table
Mixed Use Industrial
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Commercial
Parks and
Open
Space
Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS
Accessory Uses
Mixed Use Industrial
Mikvah pool PS PS PS PS
Motor fuel station PS
Motor vehicle service repair PS PS PS
Off-street parking area PPP P P PP
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 PPP P P PP
Railroad spur PP
Residential swimming pool, whirlpool, sport court PS PS PS PS
Service and retail facilities, private PPP P
Showroom PPS
Solar energy system PS PS PS PS PS PS PS
Utility substation PPP P P PP
Visitor lodging associated with residential care facilities PPP P
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Commercial
Parks and
Open
Space
Use Type MU-1 MU-2 MU-3 B-1 I-1 I-2 POS
Accessory Uses
Mixed Use Industrial
Warehouse/storage PS PS PS PS
Wind energy conversion system (WECS)PS PS PS PS PS PS PS
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Building Height Limits Table
District Building Height Maximum Additional Height Conditions
N-1
Neighborhood
30 ft. (3 stories)
N-2
Neighborhood
40 ft. (4 stories)
MU-1
Neighborhood Mixed Use
3 stories max; 2 stories min
N-3
Neighborhood
75 ft. (6 stories)
B-1
Commercial
75 ft. or 6 stories "The 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. (Ord. No. 2248-
03, 8-18-03)
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. "
MU-2
Community Mixed Use
75 ft. or 6 stories max; 2 stories min Sites adjacent to N-1 or N-2 zoned and used districts
shall be limited to
40', although buildings may exceed 40' if the portion of
the building above 40' is stepped back a distance equal
to the additional height
I-1
Industrial Park
75 ft. or 6 stories 1. For properties abutting any parcel that is zoned
residential and used or subdivided for residential use,
or has an occupied institutional use, height is modified:
Within 100 feet of said parcel, the building heights shall
not penetrate a line commencing at a point 15 feet
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Building Height Limits Table
above the ground level at the required yard depth and
sloping upward at a rate of one vertical foot for each
two feet of horizontal distance. Structures further than
100 feet from said parcel are subject to the general
height limitations in this district.
I-2
General Industrial
75 ft. or 6 stories 1. For properties abutting any parcel that is zoned
residential and used or subdivided for residential use,
or has an occupied institutional use, height is modified:
Within 100 feet of said parcel, the building heights shall
not penetrate a line commencing at a point 15 feet
above the ground level at the required yard depth and
sloping upward at a rate of one vertical foot for each
two feet of horizontal distance. Structures further than
100 feet from said parcel are subject to the general
height limitations in this district.
N-4 Neighborhood More than 75 ft. (6 stories)
MU-3
TOD Mixed Use
75 ft. or 6 stories; 2 stories min Sites adjacent to N-1 or N-2 zoned and used districts
shall be limited to
40', although buildings may exceed 40' if the portion of
the building above 40' is stepped back a distance equal
to the additional height
POS
Parks & Open Space
None
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Density Limits Table
District 2040 Comprehensive Plan Density Allowed
(dwellilng units/acre)
Related Comp Plan FLU Designations
N-1
Neighborhood
18 RL Low Density Residential: 3-18
N-2
Neighborhood
30 RM Medium Density Residential: 6-30
MU-1
Neighborhood Mixed Use
30 RM Medium Density Residential: 6-30
MX Mixed Use: 20-75
TOD Transit Oriented Development: 50-125
N-3
Neighborhood
75 RH High Density Residential: 30-75
B-1
Commercial
50 COM Commercial: 20-50
MU-2
Community Mixed Use
75 RH High Density Residential: 30-75
MX Mixed Use: 20-75
I-1
Industrial Park
N/A IND Industrial
I-2
General Industrial
N/A IND Industrial
N-4 Neighborhood 75 RH High Density Residential: 30-75
MU-3
TOD Mixed Use
75 ft. or 6 stories; 2 stories min RH High Density Residential: 30-75
MX Mixed Use: 20-75
TOD Transit Oriented Development: 50-125
POS
Parks & Open Space
N/A PRK Park & Open Space
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(g)Dimensional standards/densities.
Notwithstanding the provisions of Section 36-32, the following standards and requirements
cannot be modified or waived except as specifically stated:
(1)The maximum nonresidential density is 1.5 FAR and the maximum residential
density is 50 units per acre. In determining density, the total nonresidential floor
area or number of residential units shall be divided by the land associated with
each use, including building coverage and parking areas associated with the use
and a proportion of the on-site usable open space. Stormwater ponds and
public/private streets and alleys shall be excluded from land calculations.
Maximum residential densities may be increased by up to 50 percent based on
Table 36-263(f)(1).
Table 36-263(f)(1)
3 points 10% increase in density
6 points 20% increase in density
9 points 30% increase in density
12 points 40% increase in density
15 points 50% increase in density
a.Inclusionary housing (maximum 6 points may be earned)
i.Provide affordable housing at the levels required in the city’s
Inclusionary Housing Policy, as amended from time to time,
whether or not the development includes city financial assistance
(6 points).
b.Environmental, energy, and water resources (maximum 8 points may be
earned)
i.Meet the requirements of the city’s Green Building Policy as
amended from time to time, whether or not the development
includes city financial assistance (5 points);
ii.Provide 0.5 W of on-site renewable energy per gross square foot
of building area (3 points)
M-X Mixed Use District § 36-264
Supp. No. 46 (03-25) 36:IV-9:17 St. Louis Park Zoning Code
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c.Inclusionary commercial (maximum 4 points may be earned)
i.Inclusionary commercial space for retail and service less than
8,000 square feet, food service, and restaurant uses (4 points):
a.10 percent of total commercial space provided at 80
percent fair market rent for 10 years; or
b.20 percent of total commercial space provided 90
percent fair market rent for 10 years.
ii.Provide 20 percent or up to 5,000 square feet, whichever is less,
of the total commercial space as micro storefronts (4 points)
d.Travel demand management (maximum 2 points may be earned)
i.Complete a travel demand management plan and implement all
recommended strategies (1 points).
ii.Commuter bicycle facilities provided onsite (1 points)
a.In addition to the bicycle parking requirements in Section
36-361, an additional 10 percent of the required bicycle
parking facilities shall be provided as bike lockers, onsite
showers shall be available for building occupants, and a
bicycle repair station shall be provided.
e.Gathering spaces (maximum 2 points may be earned)
i.Provide and maintain a publicly accessible space which may
include a plaza, courtyard, or community room (1 points)
ii.Provide and maintain a publicly accessible community garden (1
points)
(2)The development site shall include a minimum of 12 percent designed outdoor
recreation area based on private developable land area.
(3)Building shall be constructed to the form requirements specific to the street
frontage type in Table 36-263(f)(3).
§ 36-264 M-X Mixed Use District
Supp. No. 46 (03-25) 36:IV-9:18 St. Louis Park Zoning Code
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Land Use by Zoning District § 36-115
Table 36-115C
Intensity Class Measures
Maximum
Density
Factor
(DU /
Acre)
Maximum
Impervious
Surface
Ratio
Maximum
Floor Area
Ratio
Maximum
Height
(in feet)
Maximum
Trips/
AC./Day*
Gross
Building
Area
Hours of
Operation
Resultant
Land Use
Intensity
Class
Residential
uses
9 -- -- 30 100 2,000 Class 1
All other
uses
-- 0.30 0.15 30 100 2,000 6:00 am/
6:00 pm
Residential
uses
15 -- -- 35 300 5,000 -- Class 2
All uses -- 0.40 0.25 35 300 5,000 6:00 am/
10:00 pm
All uses 20 0.60 0.50 40 650 10,000 6:00 am/
12:00 pm
Class 3
All uses 30 0.70 0.80 50 1,000 20,000 6:00 am/
12:00 pm
Class 4
All uses 40 0.80 1.00 75 1,500 50,000 24 hours Class 5
All uses 50 0.90 1.40 150 2,500 100,000 24 hours Class 6
All uses 50+ 0.90+ 1.40+ 150+ 2,500+ 100,000+ Class 7
*Based on Institution of Transportation Engineers' Trip Generation manual.
Note: The column showing the highest land use intensity class will determine the land use intensity
for the land use.
Supp. No. 46 (03-25) 36:IV-1:4 St. Louis Park Zoning Code
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