The zoning districts designated herein are hereby established so as to assist the City in carrying out the intent and purpose of its Comprehensive Development Plan for the City and to control development in a manner consistent with the provisions of adequate public services and utilities.

   For the purposes of this Code the City of Arden Hills is hereby divided into the following zoning districts:

      R-1   Single Family Residential District

      R-2   Single and Two-Family Residential District

      R-3   Townhouse and Low Density Multiple Dwelling District

      R-4   Multiple Dwelling District

      B-1   Limited Business District

      B-2   General Business District

      B-3   Service Business District

      B-4   Retail Center District

      NB   NB District

      CC   Civic Center District

      GB   Gateway Business District

      I-1   Limited Industrial District

      I-2   General Industrial District

      I-Flex   I-Flex District

      PUD   Planned Unit Development Overlay District

      CD   Conservation District

      POS   Parks and Open Space District

      INST   Institutional District

   Uses allowed in any district.

   Subd. 1   Permitted Principal Uses (P) - Those uses that are allowed as a matter of right and multiple operation uses, as defined herein, if at least one of the operations is a permitted use and none of the operations is classified as a conditional use. Permitted multiple family residential, business or industrial uses are required to submit a site plan in accordance with the requirements in Section 1355.

   Subd. 2   Conditional Uses (C) - Those uses that are allowed only after issuance of a Conditional Use Permit as required in Section 1355.

   Conditional Uses may include those uses that are:

      A.   Listed as conditional uses on the Land Use Chart (1320.05)

      B.   Not listed on the Land Use Chart as either permitted or conditional uses, but which have been reviewed by the Planning Commission and designated by the City Council as conditional uses which are similar to those listed;

      C.   Uses that are both accessory uses and conditional uses (CA);

      D.   Multiple Operation Uses as defined herein, if at least one of the operations is classified as a conditional use.

   Subd. 3   Accessory Uses (A) Those uses that are incidental to the principal use of the premises on which it is conducted.

   Subd. 4   Conditional Accessory Uses (CA) Those uses that are both accessory uses and conditional uses, including those listed on the Land Use Chart.

   Subd. 5   Planned Unit Development - PUD (D) Those uses allowed only after issuance of a PUD Permit. Uses allowed in a PUD may include permitted uses, uses by conditional use permit, accessory uses and conditional accessory uses. The underlying zoning district(s) establishes the basic allowable uses and the general development standards.

   Subd. 6   For any new construction or alteration, building permits must be secured pursuant to the provision of the building code and this Code.

   Subd. 7   Where questions arise as to whether a proposed use falls within a permitted use category and/or a conditional use category and/or an accessory use category, or whether a specific use that is not included on the Land Use Chart should be allowed in a particular district, the Planning Commission shall make a recommendation to the City Council which shall make the final determination that the use is similar to other allowable uses in the district or that a zoning code amendment procedure should be initiated.

   Subd. 1   R-1 Single Family Residential District (revised 6/23/11)

      A.   To establish areas for the development of single family detached housing at a maximum density of approximately three (3) units per net acre.

      B.   To reserve development areas for single-family housing.

      C.   To restrict encroachment of incompatible uses.

      D.   To maintain density limitations.

      E.   To take advantage of municipal utilities.

      F.   To preserve open space.

      G.   To allow educational uses on campus-like settings which are compatible with adjacent residential uses.

   Subd. 2   R-2 Single Family and Two Family Residential District

      A.   To establish areas for the development of single and two (2) family housing at a maximum density of approximately five units per net acre.

      B.   To reserve development areas for single and two family housing.

      C.   To restrict encroachment of incompatible uses.

      D.   To maintain density limitations.

      E.   To take advantage of municipal utilities.

      F.   To preserve open space.

   Subd. 3   R-3 Townhouse and Low Density Multiple Dwelling District

      A.   To provide areas offering a broad development range in housing units with a maximum density of eight (8) units per net acre.

      B.   To retain the environment and character of less intensive residence areas through carefully established bulk and lot area requirements.

   Subd. 4   R-4 Multiple Dwelling District

      A.   To establish areas for the development of multiple dwelling structures with a maximum density of twelve (12) units per net acre.   

      B.   To permit the most intensive residential development allowed in the City.

      C.   To maintain an essentially residential character in areas developed at a more intensive density.

   Subd. 5   NB Neighborhood Business District

      A.   To be located at the edge of residential neighborhoods.

      B.   To provide a limited range of over-the-counter, convenience, retail, and service uses to accommodate the needs of the adjacent residents.

      C.   To place limitations on the type, size and intensity of uses within this district, given its proximity to residential uses.

      D.   To place emphasis on convenience for pedestrian, bicycle, and public transportation access to the use.

      E.   To accommodate, where possible, a public commons giving residents a place to gather and interact with one another.

      F.   To ensure adequate buffering is provided on these sites for the adjacent residential uses.

      G.   To require, where applicable, compliance with the City's gateway requirements.

   Subd. 6   B-1 Limited Business District

      A.   To establish areas for the location and development of administrative office buildings and related office uses which are subject to more restrictive controls.

      B.   To provide a district which is related to and may reasonably adjoin high density or other residential districts.

      C.   To establish a business district in which there is limited contact with the public and no exterior display or selling of merchandise to the general public.

   Subd. 7   B-2 General Business District (revised 12/03/08)

      A.   To be a place in which people can live, work and play.

      B.   To create a compact, architecturally diverse, pedestrian- and bicycle-friendly community with a distinct identity.

      C.   To provide a connected sidewalk system and places for people to gather and socialize.

      D.   To implement design standards to promote an attractive environment with lasting and sustainable value.

      E.   To group compatible retail and service business uses that tend to draw trade that is naturally interchangeable and promotes business prosperity.

      F.   To provide an adequate supply of businesses and professional service areas to meet the needs of the residents.

      G.   To minimize the effects of traffic congestion, noise, odor, glare and similar safety problems.

      H.   To implement the Plan known as the "Guiding Plan for the B2 District," which was adopted by the City Council on October 27, 2008.

   Subd. 8   B-3 Service Business District

      A.   To accommodate an adequate supply of businesses and services that serve the community and motorists traveling through the community with a broad range of services and goods.

      B.   To provide locations for uses that may be incompatible with retail centers, thereby keeping the retail centers compact and convenient.

      C.   To keep services in close proximity to arterial streets or highways in areas that are appropriately designated on the Comprehensive Plan.

      D.   To encourage grouping of compatible and mutually supportive business uses and services.

      E.   To promote business prosperity.

      F.   To establish a high standard of development and design that produces a positive visual image and minimizes the effects of traffic congestion, noise, odor and glare.

      G.   To allow a transitional reuse of existing buildings until market conditions warrant redevelopment.

      H.   To enhance redevelopment potential by prohibiting uses that would impede redevelopment.

      I.   To ensure acceptable traffic operations on local streets.

      J.   To promote flexibility in land uses and site development standards to achieve the purposes of the district.

   Subd. 9   B-4 Retail Center District

      A.   To meet retail shopping needs of the surrounding community by providing a district that will accommodate a wide range of retail goods and services.

      B.   To promote business prosperity by creating an attractive and functional retail center.

      C.   To provide an integrated retail trade center that groups compatible retail uses in one or more multiple-occupancy buildings. Free standing, single-occupancy buildings will be allowed if planned and constructed as part of a unified development that contains a retail center or is developed after such a retail center is developed.

      D.   To produce a positive visual image by establishing a high standard of design and development.

      E.   To allow transitional uses that will allow an orderly phasing out of existing uses and development that are not appropriate in a contemporary retail center and a phasing in of uses and development as warranted by market conditions.

      F.   To encourage grouping of uses that are mutually supportive and have similar requirements for vehicular and pedestrian accessibility and exposure.

      G.   To alleviate potential traffic congestion on local streets by the design of the circulation pattern and arrangement of uses.

   Subd. 10   CC Civic Center District

      A.   To implement that part of City of Arden Hills Comprehensive Plan known as the Civic Center (CC) area.

      B.   To create a destination-oriented area that serves as focal point for the Community where a mix of uses including public, small retail, educational, semi-public facilities and some mid-to-high-density housing are located.

      C.   To bring forth a government center that would integrate Sunfish Lake with a civic campus and commercial area, and create a gathering/activity place that is unified in purpose, design and use.

      D.   To require strict development standards and building materials to create a high quality civic environment.

      E.   To preserve, protect, and enhance existing development adjacent to the district.

      F.   To promote compact, unified development that takes advantage of the proximity to the adjacent open space areas and regional transportation facilities.

      G.   To minimize the effects of traffic congestion.

      H.   To allow development that will insure reasonable traffic operation on the internal and surrounding transportation systems including Lexington, Hamline, and Highway 96.

      I.   To encourage arrangement of uses that are mutually supportive and have similar requirements for vehicular and pedestrian accessibility and exposure.

   Subd. 11   GB Gateway Business District

      A.   To implement that part of Arden Hills Comprehensive Development Plan known as the I-694/I-35W Plan.

      B.   To promote high quality, unified, large-scale development in a manner similar to a planned unit development.

      C.   To take full advantage of the site's location as documented and described in the NE I-694/I-35W Plan.

      D.   To allow only development that will create an attractive environment and a positive image for this site, which is one of the most visible in the community and represents the City's last major development site.

      E.   To protect the site's environmental resources.

      F.   To promote flexibility in land uses and development standards to achieve the objectives of the I-694/I-35W Plan.

      G.   To allow development that will insure reasonable traffic operation on the internal and surrounding transportation systems.

   Subd. 12   I-1 Limited Industrial District

      A.   To allow only those types and intensities of industrial uses that do not detract from the surrounding area.

      B.   To maintain performance standards to keep the intensity of land utilization lower than in the general Industrial District.

   Subd. 13   I-2 General Industrial District

      A.   To provide an area where more intensive light industrial land uses may locate.

      B.   To present the least deleterious effect to adjacent, less intensive land uses.

   Subd. 14   I-FLEX District

      A.   To preserve, protect, enhance and perpetuate existing development in the district.

      B.   To attract new development that is compatible with existing development in the district in terms of use, performance, character, quality and appearance of buildings and sites.

      C.   To permit only those uses that will have traffic generation characteristics that are compatible with existing development in the district and that will ensure reasonable traffic operation on streets in the vicinity.

      D.   To encourage new site development that will be compatible with existing site development standards of existing development in the district.

      E.   To promote flexibility in land uses and site development standards to achieve the objectives of the I-Flex District.

   Subd. 15   Planned Unit Development (PUD) Overlay District

      A.   To allow flexibility in land development to benefit from new technology in building design and construction and in land development.

      B.   To encourage variety in the organization of site elements, land uses (residential and non-residential), building densities, and building and dwelling types.

      C.   To promote higher standards of site and building design through the use of trained and experienced professional land planners, landscape architects, registered architects, engineers and surveyors to prepare plans for all PUD's.

      D.   To preserve and enhance desirable site characteristics and open space.

      E.   To promote more efficient and effective use of land, open space and public facilities

      F.   To effectuate the policies and standards of the Arden Hills Comprehensive Development Plan.

   Subd. 16   POS Parks and Open Space District (added 11/25/13)

      A.   To support the Arden Hills Parks, Trails, and Open Space Plan and the Ramsey County Parks and Recreation System Plan.

      B.   To provide an area for publicly owned lands that have recognized outdoor recreational or open space resources.

      C.   To support community health through the provision of active and passive outdoor recreational opportunities.

      D.   To promote natural and ecological stewardship.

      E.   To conserve vital environmental resources.

   Subd. 17   CD Conservation District (added 11/25/13)

      A.   To provide a "holding" zone for federally owned lands on the Arden Hills Army Training Site to ensure that future development is staged, maintains a sustainable level of public expenditures for utilities and services, and protects those areas generally determined to be unsuitable for development due to the presence of wetlands, floodplains, steep slopes, certain drainage and soil conditions, and critical wildlife habitat.

      B.   To provide for areas for the development of solar energy systems.

   Subd. 18   INST Institutional District (added 9/25/17)

      To establish areas for the post-secondary education of general public.

      To establish areas for the training of well-educated and talented workforce.

      To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution.

      To provide the opportunity for athletic programs to be created for the post-secondary students while providing opportunities for the general public to experience these athletic programs.”

"P" = Permitted; "D" = Planned Unit; "== " = Not Permitted;

"C" = Conditional Use Permit; "A" = Accessory; "CA"= Conditional Accessory Use Permit, "I" = Interim Use Permit"

 

*   See Sections 1320.07 - 1320.14 for further requirements.

**   But in no case less than 1/2 Building Height.

***   See Section 1330.03.

****   Total housing units and building square footage will be determined based on the capacity of the adjacent roadways and intersections as determined by the required traffic study and may be reduced.

   GRAPHIC ILLUSTRATION OF ZONING TERMS

(added 6/23/11)

   Subd. 1   Procedure. The application and the administrative and review procedure established in Section 1355.04 Subd 3, Conditional Use Permits and in Appendix A, Procedural Manual, shall be followed for all development that requires a Conditional Use Permit. Conditional Use Permits are not required for permitted uses that occupy ap-proved buildings.

   Subd. 2   Special Regulations for General Education and Higher Education, School uses. General Education uses shall be allowed with an approved Conditional Use Permit, and Higher Education uses shall be allowed with an approved Planned Unit Development. In addition to the requirements in Section 1355 for Conditional Use Permits and Planned Unit Developments, School uses within the R1 District shall also be required to meet the following requirements:

      A.   Be located in a campus setting on a contiguous area of land no less than ten (10) acres in size;

      B.   The campus setting shall be comprised of main buildings and out buildings that are owned or leased by the institution or school district providing the School use, and within which are offered a mix of no fewer than four of the following educational uses: classrooms, laboratories, administrative and faculty offices, chapels, auditoriums, libraries, lecture halls, student and faculty centers, athletic facilities, student housing, dining facilities, and/or other school related uses as approved by the City Council.

(revised 4/28/08)

   Subd. 1   Procedure. The application and the administrative and review procedure established in Section 1355.04 Subd 3, Conditional Use Permits and in Appendix A, Procedural Manual, shall be followed for all development that involves new building construction, modification of a building's exterior or modification of the site. Conditional Use Permits are not required for permitted uses that occupy approved buildings that do not require exterior building modification or site modification. This provision is subject to any modifications or additions set forth in this Section. The prescribed procedure may be modified by the City to allow planning flexibility and to encourage cooperative dialogue between the applicant and the City.

   Subd. 2   Special Regulations for Permitted Uses in the NB District. Permitted uses are allowed as specified in the Land Use Chart, Section 1320.05, for the NB District. However, this Code specifies additional requirements for Clinics; Financial Institutions & Service; and Retail Sales & Service. These uses can, if unrestricted, place unacceptable levels of traffic on these sites and streets that would negatively impact adjacent residential uses outside the neighborhood business district.

      A.   Clinics shall not exceed three thousand (3,000) gross square feet.

      B.   Financial Institutions & Service shall not exceed five thousand (5,000) gross square feet, nor include a drive thru facility, nor include an outdoor or detached automated kiosk.

      C.   Retail Sales & Service shall not exceed three thousand (3,000) gross square feet. These uses shall only include: antiques, art and school supplies, bakeries, bicycles (not motorized), books, stationery, candy, camera and photographic supplies, carpets and rugs, china and glassware, clothing and costume rental, convenience store, custom dressmaking, drugs, dry goods, florist, garden supplies (year-round operation only), gifts, grocery, hardware, hats, hobby shops, household appliance repair, interior decorating (no retail furniture sales), jewelry, locksmith shops, musical instruments, paint and wallpaper, shoes, sporting goods, tobacco, toys, and wearing apparel, and similar type uses. Automobile related business, liquor stores, and restaurants, exceeding forty (40) percent in gross liquor receipts of the total food and liquor receipts, would not be allowed in the Neighborhood Business District.

   Subd. 3   Special Regulations for Conditional Uses in the NB District. Conditional Uses are allowed as specified in the Land Use Chart, Section 1320.05, for the NB District. However, this Code specifies additional requirements for restaurants and multiple family and two-family dwellings units. These uses can, if unrestricted, place unacceptable levels of traffic on these sites and streets that would negatively impact adjacent residential uses outside the neighborhood business district.

      A.   Restaurants shall not exceed three thousand (3,000) gross square feet. Exterior seating will be considered based on its impact on adjacent residential uses outside the neighborhood business district.

      B.   Dwelling Units may be located within a mixed use development including non-residential structures.

   Subd. 4   District Requirements: (The district requirements in Section 1320.06 for the NB District will apply). To further accomplish the stated purpose of the NB District, developers are encouraged to plan their sites in the spirit of the purpose and intent of the Planned Unit Development provision in Section 1320.14. At the time of submittal for the Conditional Use Permit and Site Plan Review, the applicant shall identify modifications to the standard zoning requirements otherwise applicable to the site and the reasons why the modifications would be in the public interest and would be consistent with the purpose of the district.

   The applicant shall demonstrate to the satisfaction of the City that the proposed uses, lot sizes, height, use mix, location and relationship with other existing and proposed uses are compatible and complementary both internally and with adjacent uses, and meet the intent of the City as expressed in the NB District purpose and the above criteria for allowable uses.

   Subd. 5   Building Exteriors, Site Features and Site Development. Accomplishing the stated purpose of the NB District requires particular concern for the design of buildings, site features (such as landscaping, lighting, and signage) and site design. The arrangement, geometry, massing, materials and colors shall be responsive to existing buildings, site features and site design on adjoining sites in the district.

      A.   The City Council will make the final determination on the compatibility and consistency with this provision.

      B.   Landscaping for the site shall comply with Section 1325.05, Subd. 1 of the Zoning Code.

      C.   Buffer yards thirty (30) feet in width shall be provide adjacent to all residential uses outside the neighborhood business district. The buffer yard shall be landscaped with a combination of evergreen trees and deciduous trees such that the use is substantially screened from the adjacent residences. The buffer yard landscaping may require landscaping in excess of the minimum requirements.

      D.   Hours of Operation shall be prohibited between the hours of 11:00 p.m. to 6:00 a.m. All deliveries and loading shall be done during normal hours of operation.

      E.   Sloped Roofs shall be utilized on all principal and accessory structures. Roofing materials and design shall be consistent with those found in the adjacent residential neighborhoods outside the neighborhood business district.

      F.   Exterior Materials shall include only face brick, stone, glass, or natural wood products. All walls shall be treated with the same exterior materials.

      G.   Lighting shall adhere to the requirements in Section 1325.05 Subd 3. Lighting shall not be permitted to wash the building, except for accent lighting to delineate the main entryway into the building. Security and parking lot lighting shall be on pedestals not to exceed fourteen (14) feet in height.

      H.   Trash shall be fully screened in a masonry enclosure or shall be stored within the principal structure.

      I.   Vending Machines shall be located on the interior of the principal structure.

      J.   Bicycle Racks shall be provided in an area that is convenient to the main entryway into the building.

      K.   Sidewalks shall be provided adjacent to all public rights-of-way.

      L.   Gateways, where applicable, should be incorporated into the layout of the site. The 1985 Parkway System Feasibility Study and the Comprehensive Plan provide additional guidance on the incorporation of gateways.

   The B-2 General Business District encompasses a primary gateway into the City. The aesthetic and transportation impacts from new developments and redevelopments must be evaluated to help ensure the long-term viability and success of the B-2 District. Accomplishing the purpose of the B 2 District requires particular concern for the design of buildings, site features (such as landscaping, lighting, and signage), site layout, building materials, site design, and other related design elements. To that end, new development and redevelopment shall conform to the standards in this and related zoning requirements. The "Guiding Plan for the B2 District" shall act as a guide for development but is not part of the Zoning Code. In reviewing and approving land use applications, the City Council shall make the final determination on the compatibility and consistency with all provisions in this and related sections of the Zoning Ordinance. (revised 12/3/08)

   Subd. 1   Procedure. To further accomplish the stated purpose of the B2 District, the following procedures shall be used:

      A.   Proposals for new construction, redevelopment of a site, and significant modifications to existing sites shall use the Planned Unit Development (PUD) process. The PUD proposal shall identify any requested modifications from the applicable zoning requirements and from the "Guiding Plan for the B2 District" as well as the reasons why the modifications would be in the public interest and would be consistent with the purpose of the B-2 District. Modifications to these requirements may be granted by the City without a variance through the PUD process. Conditional use permits may also be required for uses list in Section 1320.05.

      B.   Conditional Use Permits, Site Plans, and other development agreements that were approved for development sites before November 24, 2008, shall remain in effect but shall use the Planned Unit Development Process for future site amendments.

      C.   The following items shall not be considered significant modifications to an existing site and shall be exempt from the PUD process but shall be subject to administrative review and approval:

         1.   Internal alterations to buildings that do not result in a change to the building height, roof line, or footprint unless the changes will have a notable increase in traffic and/or parking needs as determined by the Community Development Director or their designee;

         2.   Replacement, maintenance, or repair of existing materials, including exterior finishes, signage, landscaping, and parking lots;

         3.   Minor modifications to the exterior of a building or a site that substantially conforms to the design standards in Section 1325 and has no discernable impact on traffic as determined by the Community Development Director or their designee;

      D.   The provisions in this Section may be modified by the City Council to allow planning flexibility without the need for a variance to encourage cooperative dialogue between the applicant and the City. Minor improvements to existing uses should be encouraged without costly upgrades or complete changes to a site.

   Subd. 2   Uses.

      A.   Permitted uses (as specified in the Land Use Chart, Section 1320.05, for the B-2 District) that occupy existing buildings do not require a conditional use permit prior to occupancy. Other city permits may be required.

      B.   Conditional uses (as specified in the Land Use Chart, Section 1320.05, for the B-2 District) require an approved conditional use permit prior to occupancy. Other city permits may be required.

      C.   The following land uses are not compatible with the stated purpose of the B-2 District and shall be prohibited:

         1.   Individual retail businesses larger than 50,000 square feet except for Sports and Fitness Clubs.

         2.   Open sales, rental or storage lots, including but not limited to cars, buses, trucks, motorcycles, bicycles, recreational vehicles, trailers, boats, mobile homes, machinery, lumber, building materials, and similar items. Approved open air garden centers shall be exempt.

         3.   Mini storage facilities;

         4.   Tattoo parlors;

         5.   Consumer Small Loan establishments;

         6.   Outdoor bulk storage buildings, including but not limited to, forest, metal, concrete, agricultural and petroleum products, chemicals and similar products; and,

         7.   Manufacturing or processing that generates hazardous waste without a valid Hazardous Waste Generator's license from the Ramsey County Public Health Department.

   Subd. 3   Special Regulations for Drive-up Windows. Section 1325.04 of the Zoning Ordinance specifies additional requirements for drive-up windows and automobile service stations. In accordance with Section 1320.085, Subd. 1, the City Council as part of the land use application review shall require the following conditions to be met in determining site suitability for drive-up windows: (revised 6/27/2022)

      A.   The architectural treatment, circulation plan, and signage system of such businesses shall be designed to visually and functionally integrate the building and the site on which it is located.

      B.   The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists.

      C.   Requested modifications to the provisions in section 1325.04 shall be stated in writing along with an explanation of why the modifications would be in the public interest and would be consistent with the purpose of the B-2 District.

   Subd. 4   Hotel/Motel Additional Conditional Use Permit Criteria. In addition to meeting the requirements of Section 1345 and 1355.04 Subd 3, hotel/motels shall conform to the following:

      A.   Meet building code requirements;

      B.   Entrance to each room shall be from an indoor corridor;

      C.   Landscaping shall be brought into conformance with section 1325.05 Subd 1.

   Subd. 5   Assisted Living Additional Planned Unit Development Criteria. (revised 1/25/2021)

      A.   In addition to meeting the requirements of Section 1325, multi-family assisted living residential projects may incorporate memory care units meeting the following:

         1.   Each unit consists of private bedrooms with bathrooms;

         2.   Each unit is open to a shared central dining and living areas;

         3.   Units may be less than 550 square feet;

         4.   Memory care units shall be considered to be equivalent to .5 dwelling units.

      B.   In addition to meeting the requirements of Section 1325, an existing hotel-motel use may be used for assisted living upon approval of a Master Planned Unit Development provided that all of the following requirements are met:

         1.   The building to be used for assisted living meets applicable building and fire codes as determined by the Fire Marshal and Building Official;

         2.   Each room that has occupants on an overnight basis shall have bathroom facilities within the room;

         3.   The capacity of the building shall not be exceeded

   Subd. 6   Event Center Additional Conditional Use Permit Criteria. (added 7/22/24)

      A.   In addition to meeting the requirements of Section 1325 and 1355.04 Subd 4, event centers shall conform to the following:

         1.   The occupancy of the building must never exceed the occupancy load posted based on the Fire Marshal’s determination.

         2.   The serving of alcohol shall be subject to Minnesota State Statute and Chapter 5 - Alcoholic Beverages of the Arden Hills City Code requirements and is permitted only in conjunction with a private event that is not open to the public.

         3.   Licensing information from the Ramsey County Sheriff’s Office may be requested by City. City could at its discretion request licensing information from the County Sheriff's Office.

         4.   A security plan shall be submitted and approved by the City;

         5.   A noise mitigation strategy shall be submitted and approved by the City.

      B.   In addition to meeting the requirements of Section 1325 and 1355.04 Subd 4, the City may:

         1.   Prohibit access from a predominantly residential street;

         2.   Restrict the hours of operation for loading docks;

         3.   Require greater than minimum setbacks for structures and driveways;

         4.   Require opaque screening to eliminate headlight glare;

         5.   Impose any other restriction it deems to be in the public interest.

   The aesthetic and transportation impacts from new developments and redevelopments must be evaluated to help ensure the long-term viability and success of the B-3 District. Accomplishing the purpose of the B 3 District requires particular concern for the design of buildings, site features (such as landscaping, lighting, and signage), site layout, building materials, site design, and other related design elements. To that end, new development and redevelopment shall conform to the standards in this and related zoning requirements. In reviewing and approving land use applications, the City Council shall make the final determination on the compatibility and consistency with all provisions in this and related sections of the Zoning Ordinance. (revised 12/17/ 08)

   Subd. 1   Procedure. To further accomplish the stated purpose of the B3 District, the following procedures shall be used:

      A.   Proposals for new construction, redevelopment of a site, and significant modifications to existing sites shall use the Planned Unit Development (PUD) process. The PUD proposal shall identify any requested modifications from the applicable zoning requirements as well as the reasons why the modifications would be in the public interest and would be consistent with the purpose of the B-3 District. Modifications to these requirements may be granted by the City without a variance through the PUD process. Conditional use permits may also be required for uses listed in Section 1320.05.

      B.   Conditional Use Permits, Site Plans, and other development agreements that were approved for development sites before December 8, 2008, shall remain in effect but shall use the Planned Unit Development Process for future site amendments.

      C.   The following items shall not be considered significant modifications to an existing site and shall be exempt from the PUD process but shall be subject to administrative review and approval:

         1.   Internal alterations to buildings that do not result in a change to the building height, roof line, or footprint unless the changes will have a notable increase in traffic and/or parking needs as determined by the Community Development Director or their designee;

         2.   Replacement, maintenance, or repair of existing materials, including exterior finishes, signage, landscaping, and parking lots;

         3.   Minor modifications to the exterior of a building or a site that substantially conforms to the design standards in Section 1325 and has no discernable impact on traffic as determined by the Community Development Director or their designee;

      D.   The provisions in this Section may be modified by the City Council to allow planning flexibility without the need for a variance to encourage cooperative dialogue between the applicant and the City. Minor improvements to existing uses should be encouraged without costly upgrades or complete changes to a site.

   Subd. 2   Uses.

      A.   Permitted uses (as specified in the Land Use Chart, Section 1320.05, for the B-3 District) that occupy existing buildings do not require a conditional use permit prior to occupancy. Other city permits may be required.

      B.   Conditional uses (as specified in the Land Use Chart, Section 1320.05, for the B-3 District) require an approved conditional use permit prior to occupancy. Other city permits may be required.

   Subd. 3   Special Regulations for Drive-Up Windows in the B-3 District. Section 1325.04 of this Code, specifies additional requirements for drive-up windows and automobile service stations. In accordance with Section 1320.09 Subd. 1, the City Council as part of the land use application review shall require the following conditions to be met in determining site suitability for a drive-up windows and automobile service stations: (revised 6/27/2022)

      A.   The operation consists of one or more drive-up windows and is an integral part of a building containing one or more other allowed uses, or the operation is part of an architecturally unified complex containing two or more businesses using drive-up windows

      B.   Shared access drives and shared parking are utilized by all such businesses using drive-up windows in said building or complex.

      C.   Only one building or architecturally unified complex containing two or more businesses using drive-up windows will be allowed in addition to one freestanding business using a drive-up window.

      D.   The architecture and the site, grading, circulation, landscaping, screening and signage plans shall unify the appearance and function of the complex or building.

      E.   An architecturally unified complex may consist of one or more buildings on one or more parcels if the intent of providing a unified appearance and function is not compromised.

      F.   The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists.

   Subd. 4   Design Standards. The standards in section 1325 shall apply.

(revised 12/17/08)

   Subd. 1   Procedure. To further accomplish the stated purpose of the B-4 District, the following procedures shall be used:

      A.   Proposals for new construction, redevelopment of a site, and significant modifications to existing sites shall use the Planned Unit Development (PUD) or the Conditional Use Permit (CUP) process. The proposal shall identify any requested modifications from the applicable zoning requirements as well as the reasons why the modifications would be in the public interest and would be consistent with the purpose of the B-4 District. Modifications to these requirements may be granted by the City without a variance through the PUD process. Conditional use permits may also be required for uses listed in Section 1320.05.

      B.   Conditional Use Permits, Site Plans, and other development agreements that were approved for development sites before December 8, 2008, shall remain in effect.

      C.   The following items shall not be considered significant modifications to an existing site and shall be exempt from the PUD or CUP process but shall be subject to administrative review and approval:

         1.   Internal alterations to buildings that do not result in a change to the building height, roof line, or footprint unless the changes will have a notable increase in traffic and/or parking needs as determined by the Community Development Director or their designee;

         2.   Replacement, maintenance, or repair of existing materials, including exterior finishes, signage, landscaping, and parking lots;

         3.   Minor modifications to the exterior of a building or a site that conforms to applicable zoning regulations and has no discernable impact on traffic as determined by the Community Development Director or their designee;

      D.   The provisions in this Section may be modified by the City Council to allow planning flexibility without the need for a variance to encourage cooperative dialogue between the applicant and the City. Minor improvements to existing uses should be encouraged without costly upgrades or complete changes to a site.

   Subd. 2   Permitted Uses. Due to the replacement, reuse or redevelopment nature of potential development in this district, the list of I 2 permitted uses as of April 1991, that are not permitted in the B 4 District, will be allowed in buildings existing in April 1991 as permitted uses until redevelopment or replacement of the building or buildings housing such uses occurs. Such uses will not be allowed in buildings constructed after April 1991. The permitted uses on the Land Use Chart, Section 1320.05, in the B 4 District will be permitted either as replacement uses in buildings existing as of April 1991 or as uses in replaced or redeveloped buildings.

   Subd. 3   Uses Allowed by Conditional Use Permit. Due to the replacement, reuse or redevelopment nature of potential development in this district, the existing I 2 uses allowed by conditional use permit as of April 1991 will be allowed to continue as conditional uses until redevelopment or replacement of the building or buildings housing such uses occurs. No new I 2 uses by conditional use permit will be allowed unless those uses are permitted or allowed by conditional use permit in the B 4 District. The uses allowed by Conditional Use Permit on the Land Use Chart, Section 1320.05, in the B 4 District will be allowed by conditional use permit either as replacement uses in buildings existing as of April 1991 or as uses in replaced, redeveloped or new buildings.

   Subd. 4   Special Regulations for Drive-Up Windows in the B-4 District. Section 1325.04 of this Code, specifies additional requirements for drive-up windows and automobile service stations. In accordance with Section 1320.10 Subd. 1, the City Council as part of the land use application review shall require the following conditions to be met in determining site suitability for drive-up windows: (revised 6/27/2022)

      A.   The architectural treatment, circulation plan, and signage system of such businesses shall be designed to visually and functionally integrate the building and the site on which it is located.

      B.   The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists.

      C.   Requested modifications to the provisions in section 1325.04 shall be stated in writing along with an explanation of why the modifications would be in the public interest and would be consistent with the purpose of the B-4 District.

   Subd. 5   District Requirements. The requirements below are established for development of individual "lots" and for the overall development of "planned projects". "Lots" are individual parcels on which may be placed a single building (either single or multiple occupancy). "Planned projects" are sites on which may be placed (a) A single or multi occupancy retail center; (b) Two or more free¬ standing, single or multiple¬ occu-pancy buildings; or (c) A combination of (a) and (b).

   A "retail center" is a single building housing either several retail outlets or a single retail outlet with several departments. In a "planned project" individual lots may be created for separate buildings or parts of buildings but separate buildings are not required to be located on separate lots. To allow maximum development creativity and flexibility, regulations such as lot area, side and rear yard building and parking setbacks, Floor Area Ratio (F.A.R.), number of parking spaces, percent of landscape area, etc., may be modified for individual parcels and interior lot lines within a project. However, the regulations for these same items must be met for the total project area and exterior project lot lines.

      A.   Minimum Lot Area Requirements:

         1.   Multiple occupancy retail center: 5 acres

         2.   Free standing, single or multiple occupancy building: 2 Acres

      B.   Maximum Bulk Requirements:

         1.   Height: 35 feet

         2.   Floor area ratio (F.A.R.): .30

         3.   Lot coverage by structure: 25%

      C.   Minimum Landscaped Area: 25%

      D.   Minimum Building Setbacks:

         1.   Front yard and exterior project lines: 50 ft

         2.   Side yard: 20 feet

         3.   Rear yard: 20 feet

   Subd. 6   Building Exteriors, Site Features and Site Development. Accomplishing the stated purpose of the B 4 District requires particular concern for the design of buildings, site features (such as landscaping, lighting and signage) and site design. The arrangement, geometry, massing, materials and colors shall be responsive to existing buildings. The City Council will make the final determination on the compatibility and consistency with this provision.

      A.   Landscaping (Section 1325.05, Subd 1, shall apply)

      B.   Parking (GB District regulations, Section 1320.13, shall apply)

      C.   Signs (GB District regulations, Section 1320.13, shall apply)

      D.   Lighting (GB District regulations, Section 1320.13,) shall apply)

      E.   Pedestrian Circulation: All development within the B 4 District shall incorporate pedestrian improvements, which may include more specific City requirements that become apparent in the plan review process.

      F.   Drainage /Water Management Plan: A plan must be submitted with each project or lot development in the B 4 District. The plan must be approved by the Rice Creek Watershed District, other agencies as required, and by the City Engineer. On site ponding is encouraged as a visual and functional amenity. Two or more lots or projects may coordinate their plans for their mutual benefit.

(revised 4/28/08)

   Subd. 1   Procedure. The application and the administrative and review procedure established in Section 1355.04 Subd 3, Conditional Use Permits, and Appendix A, Procedural Manual, shall be followed for all development that involves new building construction, modification of a building's exterior, or modification of the site. This provision is subject to any modifications or additions set forth in this Section. The prescribed procedure may be modified by the City to allow planning flexibility and to encourage cooperative dialogue between the applicant and the City.

   Subd. 2   Allowable Uses. Development within the CC District will include uses that are permitted and conditional uses on the Land Use Chart, Section 1320.05, under the CC District. These uses must be consistent with the stated purposes of this district and the following development criteria:

      A.   Uses. Uses as shown on Land Use Chart Section 1320.05, under the CC District as permitted and conditional uses are allowed. Uses not expressly stated on the chart are not allowed, unless determined by the City Council that the use is similar to the allowed uses and that the use is in the best interest of the City and the CC District. In this case, the applicant must demonstrate to the satisfaction of the City that the proposed uses, lot sizes, height, use mix, location and relationship with other existing and proposed uses are compatible and complementary both internally and with adjacent uses, and meet the intent of the CC District purposes and the criteria for allowable uses.

      B.   Staging Area. With the exception of during a new construction period, staging areas shall be free of such materials, equipment or vehicles at the close of each business day. Overnight, weekend or holiday storage is not permitted. Materials transfer is permitted only for such activities necessary during the normal day-to-day business operation between the hours of 6:00 a.m. and 6:00 p.m. Monday through Friday.

      C.   Hazardous Materials. All hazardous materials used or stored on site are subject to the regulation of the State Fire and Building Code and the Minnesota Pollution Control Agency (MPCA).

      D.   Internal Traffic Control. All buildings shall be accessible to and from nearby public streets. City design review will include pedestrian, bicycle, transit and automotive circulation patterns and needs.

   Subd. 3   Prohibited Uses. Some land uses are specifically not compatible with the stated purpose of the CC District. The following uses are therefore prohibited:

      A.   Outdoor storage of equipment, vehicles, and materials. Any type of storage associated with use must be fully contained within primary or accessory building. Materials used in "staging areas" must not remain on ground for more than twenty-four (24) hours.

      B.   Towers for telecommunications. Only antennas that are flush, parallel, unobtrusive and painted the same color as building will be allowed.

      C.   Open sales, rental or storage lots, including but not limited to cars, buses, trucks, motorcycles, bicycles, recreational vehicles, trailers, boats, mobile homes, machinery, lumber, building materials, landscape materials, and similar items.

      D.   Fast food establishments.

      E.   Drive-in businesses.

      F.   Single and two-family housing.

      G.   Gasoline service stations.

      H.   Casino.

      I.   Uses that the City may determine are incompatible with its objectives or with development as it may occur, thereby imposing or establishing new or unforeseen standards.

   Subd. 4   Development Standards.

      A.   All district standards specified in Section 1320.06 must be met.

      B.   Maximum Floor Area Ratio (FAR). The total FAR shall not exceed 0.8.

      C.   Building Height and Setback. To accomplish the intensity and scale of development consistent with the defined purpose of the CC District, multi story buildings will be allowed.

         1.   State Highways or County Roads: Minimum building setback is 60 feet. Building setbacks from State Highways or County Roads are measured from roadway easement line.

         2.   Parking setbacks. Parking areas shall be set back twenty (20) feet from all roadways. The side yard setback requirement for parking is five (5) feet.

         3.   Parking between the front of the building and the roadway is not permitted. Parking lots must be setback to be placed either even with or behind the primary structure.

         4.   Thirty-five (35) feet is the maximum height allowed.

         5.   The use of stepped building heights is encouraged to provide visual transition. This applies to both multi building complexes and single buildings.

         6.   The location of buildings relative to their heights will consider views and relationship from within the CC District and from public and private areas off the site.

      D.   Landscaping and screening. Appropriate and unified landscaping is essential to effectively meet the defined purpose of the CC District.

         1.   A landscape plan shall be submitted as required in Section 1325.05, Subd 1 of the Zoning Code.

         2.   Fences. If fences are used for landscape screening, they must conform to the following:

            a)   No higher than six (6) feet in rear yards only;

            b)   No barbed wire, razor wire, or spikes allowed.

            c)   Fences must blend into the landscape and minimize corrosion. Wood, brick, stone or wrought iron is encouraged. If chain link is allowed by the City Council, it must have black or dark green vinyl coating.

            d)   All other requirements of Section 1325.05 Subd 4 must be followed.

         3.   Special attention to screening from roadways must be given. Screening along Highway 96 must be consistent in appearance and materials.

         4.   Overhead garage doors, large parking lots, mechanical utilities and other such items must be properly screened.

         5.   Special attention must be given to the Gateway entrances at Highway 96 and Hamline Avenue and at Highway 96 and Lexington Avenue as specified in the community gateway study.

      E.   Building Exteriors. The appearance of buildings is the most important component in land development. Accomplishing the stated purpose of the CC District requires particular concern for building design.

         1.   The arrangement, geometry and massing of individual buildings shall be responsive to the arrangement of the whole CC District.

         2.   Exterior building materials shall be of brick, stone, glass or any combination thereof, except trim and accessories may be metal. Materials and colors selected for any individual building shall be compatible with other buildings in the CC District.

         3.   Exterior characteristics and building materials shall utilize consistent motifs in design, size and scope to create unity in the CC District. All building elevations shall be considered "fronts."

         4.   All service entrance areas, mechanical equipment and trash handling devices shall be fully screened.

      F.   Parking. Parking requirements contained in Section 1325.06 shall apply. However, these requirements may be adjusted by the City in the project review process if the changes will more effectively accomplish the stated purpose of the CC District.

      G.   Traffic Impact Study. The City may determine if a use will impose limitations on traffic.

      H.   Generated within the CC District. In order to maintain the functional capacity of the area road system, a traffic study prepared by a traffic engineer may be required.

      I.   Signs. Signs are regulated by the Arden Hills Sign Code subject to any modifications or additions contained herein.

      J.   Lighting. Exterior lighting shall be provided for the safety and convenience of occupants and visitors.

         1.   A lighting plan shall be submitted that shows location, type of illumination and design.

         2.   Exterior lighting shall be consistent in type, design, and scale to create unity in the CC District.

         3.   The source of illumination shall be hooded, concealed or controlled in a manner so as not to be visible from adjoining lots, streets or highways or residential areas south of Highway 96.

         4.   Light washing of buildings is prohibited. Wall packs are allowed at entrances only. Accent lighting of buildings and sites may be permitted by the City. A photometric analysis of site and building shall be submitted for City approval.

      K.   Pedestrian Circulation. All development within the District shall install pedestrian improvements in accordance with the City of Arden Hills Comprehensive Plan. Other pedestrian sidewalks and trails may be required by the City.

         1.   Site design shall facilitate pedestrian connections and mobility within and between building, sites, and uses by providing clear visual indicators through door placement, signage, and integrating landscaping components.

         2.   The city may require bike racks; racks must be placed to not impede pedestrian circulation.

         3.   Internal sidewalk systems shall connect with adjacent planned or developed public sidewalks or trails.

      L.   Drainage, Wetlands and Flood Plain. A water management plan must be submitted for each project in the CC District. The plan must be approved by the Rice Creek Watershed District, other agencies as required, and the City Engineer.

         1.   Regional ponding is encouraged as a visual and functional amenity; two or more sites may coordinate their water management plans for their mutual benefit.

         2.   Utility Lines. Underground utility lines shall be required in all develop-ment within the CC District. Except for temporary measures by special permit, there shall be no utilities located overhead.

(revised 12/17/08)

   Subd. 1   Procedure. To further accomplish the stated purpose of the I-Flex District, the following procedures shall be used:

      A.   Proposals for new construction, redevelopment of a site, and significant modifications to existing sites shall use the Planned Unit Development (PUD) or the Conditional use Permit (CUP) process. The proposal shall identify any requested modifications from the applicable zoning requirements as well as the reasons why the modifications would be in the public interest and would be consistent with the purpose of the I-Flex District. Modifications to these requirements may be granted by the City without a variance through the PUD process. Conditional use permits may also be required for uses list in Section 1320.05.

      B.   Conditional Use Permits, Site Plans, and other development agreements that were approved for development sites before December 8, 2008, shall remain in effect.

      C.   The following items shall not be considered significant modifications to an existing site and shall be exempt from the PUD or CUP process but shall be subject to administrative review and approval:

         1.   Internal alterations to buildings that do not result in a change to the building height, roof line, or footprint unless the changes will have a notable increase in traffic and/or parking needs as determined by the Community Development Director or their designee;

         2.   Replacement, maintenance, or repair of existing materials, including exterior finishes, signage, landscaping, and parking lots;

         3.   Minor modifications to the exterior of a building or a site that conforms to the applicable zoning regulations and has no discernable impact on traffic as determined by the Community Development Director or their designee;

      D.   The provisions in this Section may be modified by the City Council to allow planning flexibility without the need for a variance to encourage cooperative dialogue between the applicant and the City. Minor improvements to existing uses should be encouraged without costly upgrades or complete changes to a site.

   Subd. 2   Permitted Uses. Permitted uses are allowed as specified on the Land Use Chart, Section 1320.05, for the I Flex District.

   Subd. 3   Uses allowed by Conditional Use Permit.

      A.   Used allowed by Conditional Use Permit as specified on the Land Use Chart, Section 1320.05, for the I Flex District.

      B.   Wholesaling and warehousing if such use is wholly contained within a building and occupies not more than fifty (50) percent of the gross floor area of the building in which it is located.

      C.   Wholesaling, warehousing and related accessory uses which were in existence in April 1991 issued a Conditional Use Permit, which will allow such uses to continue on the site, or within any existing or expanded facilities or improvements thereon, provided that the ratios of conditional uses to the gross floor area of the building do not exceed the ratios existing as of the date hereof. The Conditional Use Permit shall define the scope and ratios of existing uses and may be amended in compliance with the procedural requirements of Section 1355.04 Subd 3 relative to Conditional Use Permits.

      D.   Manufacturing or processing that generates hazardous waste with a valid hazardous waste generators license from the Ramsey County Public Health Department or other licensing agencies having jurisdiction.

   Subd. 4   Prohibited Uses. Some land uses are not compatible with the stated purpose of this district and will not be allowed. The following uses are prohibited:

      A.   Residential uses, except those required for safety and security reasons in relation to the principal use.

      B.   Open sales, rental or storage uses or lots.

      C.   Vehicular sales, lease, rental or repair.

      D.   Truck terminals, freight terminals and freight forwarding services.

      E.   Bulk storage buildings, yards and terminals, including but not limited to forest, metal, concrete, agricultural and petroleum products; chemicals and similar products.

      F.   Manufacturing or processing that generates hazardous waste without a valid hazardous waste generator license from the Ramsey County Public Health Department or other licensing agencies having jurisdiction.

   Subd. 5   Building Exteriors, Site Features and Site Development. Accomplishing the stated purpose of the I-Flex District requires particular concern for the design of buildings, site features (such as landscaping, lighting, and signage) and site design. The arrangement, geometry, massing, materials and colors shall be responsive to existing buildings, site features and site design on adjoining sites in the district. The City Council will make the final determination on the compatibility and consistency with this provision.

(revised 4/28/08)

   Subd. 1   Procedure. The application and the administrative and review procedure established in Section 1355.04 Subd 3, Conditional Use Permits, and Appendix A, Procedural Manual, shall be followed for all development that involves new building construction, modification of a building's exterior, or modification of the site. This provision is subject to any modifications or additions set forth in this Section. The prescribed procedure may be modified by the City to allow planning flexibility and to encourage cooperative dialogue between the applicant and the City.

   Subd. 2   Definitions of Terms Used Herein.

      A.   Gateway Business (GB) District. A district established specifically to provide a flexible framework for the development of the area of the city generally located in the northeast quadrant of the interchange at I 694 and I 35W.