Bloomington City Zoning Code

      (1)   Single-Family Residential Districts:

         Single-Family Residential R-1 District. All of the city except those parts described as lying within one of the following primary zoning districts established by this section

         Single-Family Residential R-1A District

         Large Lot Single-Family RS-1 District

      (2)   Multiple-Family Residential Districts:

         Middle Housing Residential R-3 District

         Multiple-Family Residential R-4 District

         Multiple-Family Residential RM-15 District

         Multiple-Family Residential RM-24 District

         Multiple-Family Residential RM-50 District

         Multiple-Family Residential RM-100 District

      (3)   Neighborhood Commercial Districts:

         Neighborhood Office B-1 District

         General Commercial B-2 District

         Neighborhood Commercial Center B-4 District

      (4)   Freeway Commercial Districts:

         Freeway Office and Service C-1 District

         Freeway Commercial C-2 District

         Freeway Commercial Center C-3 District

         Freeway Office C-4 District

         Freeway Mixed Use C-5 District

         Regional Commercial CR-1 District

      (5)   Industrial Districts:

         Industrial Park I-1 District

         Limited Industry I-2 District

         General Industry I-3 District

         Industrial Park IP District

         Innovation and Technology IT District

         Transitional Industrial TI District

         Freeway Development FD-2 District

      (6)   Mixed Use Districts:

         Mixed Use CX-2 District

         High Intensity Mixed Use With Residential HX-R District

         Lindau Mixed Use LX District

      (7)   Commercial Service Districts:

         Commercial Service CS-0.5 District

         Commercial Service CS-1 District

      (8)   Commercial Office Districts:

         Commercial Office CO-1 District

      (9)   Reserved.

      (10)   Residential Office District:

         Residential Office RO-24 District

      (11)   Conservation SC District.

      (1)   Planned Development PD Overlay District;

      (2)   Flood Hazard FH Overlay District;

      (3)   Bluff Protection BP Overlay District;

      (4)   Reserved;

      (5)   Airport Runway (AR-17) Overlay District; and

      (6)   Airport Runway (AR-22) Overlay District.

      (1)   Unless otherwise determined by the City Council the zoning district boundary lines will be established as follows:

         (A)   Zoning districts abutting municipal boundaries must utilize those boundaries;

         (B)   When an existing roadway, alley or railroad right-of-way or centerline is a zoning district boundary line and that right-of-way is vacated or legally discontinued, the zoning district boundary line will remain in place;

         (C)   When a channel centerline of a river, stream or water course is a zoning district boundary line and there is a natural change in the location of the channel centerline, the zoning district boundary will be considered to have moved with the channel centerline;

         (D)   District boundary lines for the Conservation SC, Flood Hazard FH Overlay, and Bluff Protection BP Overlay Districts may also be described as following a specific datum elevation contour above mean sea level between specified reference points. District boundary areas for the Bluff Protection BP Overlay District may also be described as steep slopes of 18% or greater over a horizontal distance of 25 feet or longer; and

         (E)   Where a dimensioned zoning district boundary line coincides approximately but not exactly with a lot line which did not exist on the effective date of incorporation of the zoning district boundary line into the zoning district map, the lot line will be the zoning district boundary line at that location.

         (F)   Ponds, lakes and other submerged areas:

            (i)   When entirely within or enclosed by a primary zoning district, the pond, lake or submerged area will have the same primary zoning unless otherwise described;

            (ii)   When a pond, lake or other submerged area abuts two or more primary zoning districts and is not located entirely within one of them nor described in a separate district, the boundaries of each abutting primary zoning district will be extended in a straight line across the pond, lake or submerged area until intersection with another district boundary; and

            (iii)   Primary zoning district boundaries shown as following the shorelines of any pond, lake, or submerged area will be considered to follow the ordinary high water line and, in event of a natural change in the ordinary high water line, will be considered to have moved with the ordinary high water line.

      (2)   Wherever a direction and distance is given as a zone boundary, it is intended and must be construed to mean a line parallel to the physical feature such as street centerline or right-of-way line last described.

      (3)   Wherever a strip of land is referred to, it is intended and must be construed to mean abutting upon the last described physical feature.

(Ord. 2024-28, passed 11-18-2024; Ord. 2026-05, passed 3-23-2026)

(Ord. 2024-28, passed 11-18-2024)

   (a)   Purpose. It is the purpose of the Residential Zoning Districts to provide areas for various residential housing types at a range of densities and to provide for other necessary and related uses within residential neighborhoods. Residential District provisions are intended to:

      (1)   Provide locations for residential uses, associated accessory uses and compatible institutional uses;

      (2)   Minimize negative impacts from incompatible land uses; and

      (3)   Provide opportunities for a variety of housing types and densities.

   (b)   General standards. Development in all Residential Zoning Districts must comply with the following standards:

      (1)   Site area, site width, density and impervious surface. See § 21.301.01 for applicable standards.

      (2)   Structure placement. See § 21.301.02 for applicable standards.

      (3)   Off-street parking. See § 21.301.06 for applicable standards.

      (4)   Fences. See § 21.301.08 for applicable standards.

      (5)   Structure height. See § 21.301.10 for applicable standards.

(Ord. 2015-5, passed 1-26-2015; Ord. 2017-9, passed 5-1-2017; Ord. 2024-28, passed 11-18-2024)

   (a)   Intent. The Single-Family Residential (R-1) District is intended to:

      (1)   Serve as the core zoning district for single-family residential uses;

      (2)   Allow compatible non-single family residential and institutional uses; and

      (3)   Protect natural resources and ensure compatible redevelopment through appropriate development standards.

   (b)   Uses. Uses allowed in the R-1 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(c).

   (c)   Standards. Development in the R-1 District must comply with the standards in § 21.203(b) and the following:

      (1)   Outside storage of a recreational vehicle. See § 21.301.13 for applicable standards and permitting.

      (2)   Additional single-family dwelling standards. See § 21.302.07 for applicable standards.

(Ord. 2015-5, passed 1-26-2015; Ord. 2019-5, passed 1-7-2019; Ord. 2019-50, passed 12-16-2019)

      (1)   Provide locations for large lot, low density residential development in areas that have a minimum of two of the following characteristics:

         (A)   Steep slopes as defined in § 21.303.04;

         (B)   Significant natural or native vegetation as determined by the City Forester;

         (C)   Wetlands as defined in Minnesota Rules, Chapter 8420; or

         (D)   Substantially developed as large lots; and

   (b)   Uses. Uses allowed in the RS-1 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(c).

   (c)   Standards. Development in the RS-1 District must comply with the standards in § 21.203(b) and the following:

      (1)   Outside storage of a recreational vehicle. See § 21.301.13 for applicable standards and permitting.

      (3)   No additional development is permitted unless public sewer and water services are available.

(Ord. 2015-5, passed 1-26-2015; Ord. 2019-5, passed 1-7-2019; Ord. 2019-50, passed 12-16-2019; Ord. 2023-37, passed 12-18-2023; Ord. 2025-02, passed 2-24-2025)

   (a)   Intent. The Restricted Large Lot Single-Family Residential (R-1A) District is intended to:

      (1)   Set appropriate development standards in areas where public water and sanitary sewer service is not available; and

      (2)   Protect natural resources and ensure compatible redevelopment through appropriate development standards.

   (b)   Uses. Uses allowed in the R-1A District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(c).

   (c)   Standards. Development in the R-1A District must comply with the standards in § 21.203(b) and the following:

      (1)   Outside storage of a recreational vehicle. See § 21.301.13 for applicable standards and permitting.

      (3)   No additional development is permitted unless public sewer and water services are available.

(Ord. 2015-5, passed 1-26-2015; Ord. 2019-5, passed 1-7-2019; Ord. 2019-50, passed 12-16-2019; Ord. 2023-37, passed 12-18-2023)

(Ord. 2015-5, passed 1-26-2015; Ord. 2019-5, passed 1-7-2019; Ord. 2026-05, passed 3-23-2026)

(Ord. 2015-5, passed 1-26-2015; Ord. 2016-6, passed 4-18-2016; Ord. 2019-5, passed 1-7-2019; Ord. 2026-05, passed 3-23-2026)

      (1)   Minimum usable open space per dwelling unit: 600 square feet.

         (A)   Balconies and porches directly accessible from individual dwelling units count toward the usable open space requirement. Balconies and porches of at least 50 square feet in area with a minimum width and length of five feet are eligible for a usable open space bonus as described in the following table.

 

 

      (2)   Multiple-dwelling design and performance standards. See § 21.302.09 for applicable standards.

(Ord. 2015-5, passed 1-26-2015; Ord. 2016-6, passed 4-18-2016; Ord. 2019-5, passed 1-7-2019; Ord. 2026-05, passed 3-23-2026)

   (a)   Intent. The Multiple-Family Residential (RM-24) District is intended to provide appropriate development standards for multiple-family residential uses with access to arterial or collector streets in proximity to neighborhood commercial uses and public open space.

   (b)   Uses. Uses allowed in the RM-24 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(c).

   (c)   Standards. Development in the RM-24 District must comply with the standards in § 21.203(b) and the following:

      (1)   Minimum usable open space per dwelling unit: 600 square feet.

         (A)   Balconies and porches directly accessible from individual dwelling units count toward the usable open space requirement. Balconies and porches of at least 50 square feet in area with a minimum width and length of five feet are eligible for a usable open space bonus as described in the following table.

 

 

      (2)   Multiple-dwelling design and performance standards. See § 21.302.09 for applicable standards.

      (3)   Townhouse standards. See § 21.302.08 for applicable standards.

(Ord. 2015-5, passed 1-26-2015; Ord. 2016-6, passed 4-18-2016; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The Multiple-Family Residential (RM-50) District is intended to:

      (1)   Provide appropriate development standards for multiple-family residential uses with direct access to arterial or collector streets in proximity to areas of employment and well served by mass transit and public open space; and

      (2)   Allow the incorporation of certain commercial and personal service activities, which are clearly subordinate to and integrated with the principal residential use.

   (b)   Uses. Uses allowed in the RM-50 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(c).

   (c)   Standards. Development in the RM-50 District must comply with the standards in § 21.203(b) and the following:

      (1)   Minimum usable open space per dwelling unit: 300 square feet.

         (A)   Rooftop decks of 400 square feet or more in area that are open to all building tenants may count as usable open space up to a maximum of 50% of the usable open space requirement.

         (B)   Balconies and porches directly accessible from individual dwelling units count toward the usable open space requirement. Balconies and porches of at least 50 square feet in area with a minimum width and length of five feet are eligible for a usable open space bonus as described in the following table.

 

 

      (2)   Floor area of nonresidential uses must not exceed 20% of the floor area of residential uses in any development.

      (3)   Multiple-dwelling design and performance standards. See § 21.302.09 for applicable standards.

(Ord. 2015-5, passed 1-26-2015; Ord. 2016-6, passed 4-18-2016; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The Multiple-Family Residential (RM-100) District is intended to:

      (1)   Provide appropriate development standards for multiple-family residential uses with direct access to arterial or collector streets in proximity to areas of employment, supportive commercial and retail services and well served by mass transit and public open space; and

      (2)   Allow the incorporation of certain commercial and personal service activities, which are clearly subordinate to and integrated with the principal residential use.

   (b)   Uses. Uses allowed in the RM-100 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(c).

   (c)   Standards. Development in the RM-100 District must comply with the standards in § 21.203(b) and the following:

      (1)   Minimum usable open space per dwelling unit: 300 square feet.

         (A)   Rooftop decks of 400 square feet or more in area that are open to all building tenants may count as usable open space up to a maximum of 50% of the usable open space requirement.

         (B)   Balconies and porches directly accessible from individual dwelling units count toward the usable open space requirement. Balconies and porches of at least 50 square feet in area with a minimum width and length of five feet are eligible for a usable open space bonus as described in the following table.

 

 

      (2)   Floor area of nonresidential uses must not exceed 20% of the floor area of residential uses in any development.

         (A)   Parking is located entirely below grade; or

         (B)   The site received an exemption for sites with multiple street frontages in accordance with § 21.203.09(d)

      (A)   The site cannot reasonably comply with the zoning district structure and parking placement requirements for all street frontages;

      (B)   The proposed structure and parking configuration will meet the purpose and intent of the zoning district;

      (C)   The proposed structure and parking configuration will complement the character of existing or planned development in area;

      (D)   The proposed structure and parking configuration will facilitate pedestrian and bicycle access;

      (E)   The proposed structure and parking configuration will place vehicle access points in optimal locations; and

      (F)   The proposed structure and parking configuration will be compatible with natural features, surrounding development, redevelopment plans, and traffic volumes.

(Ord. 2015-5, passed 1-26-2015; Ord. 2015-33, passed 11-16-2015; Ord. 2016-6, passed 4-18-2016; Ord. 2019-5, passed 1-7-2019)

      While special attention to design is needed to blend multiple uses on an individual site, the unique character of sites suitable for this district will provide convenience and amenities not immediately available in most neighborhoods.

      (1)   Multi-family dwellings;

      (2)   Public uses;

      (3)   Transit stations;

      (4)   Accessory uses customarily incidental and clearly subordinate to permitted principal uses;

      (5)   Entertainment and recreation special events;

      (6)   Farmers market subject to standards set forth in Chapter 14, Article IX;

      (7)   Arts and crafts festival subject to standards set forth in Chapter 14, Article X;

      (8)   Mobile food units pursuant to standards set forth in Chapter 14, Article V and § 21.302.18; and

      (9)   Public utility facility, general.

      (1)   Retail stores for the sale of arts and crafts, gifts, flowers, plants, groceries, bakery goods, produce, dairy products, drugs, sundry items, books, newspapers, magazines and apparel;

      (2)   Personal-service establishments including barber and beauty shops, exercise and health activities, dry-cleaning drop-off and pick-up stations, laundering, repair services incidental to retail stores and similar personal services;

      (3)   Athletic and recreation facilities, separate from those provided for residents;

      (4)   Nurseries, kindergartens and day care centers;

      (5)   Restaurants without drive-up facilities, provided their access for customers and service is separate from access for residential uses;

      (6)   Offices within a multi-family residential building; and

      (7)   Type I home businesses pursuant to standards as set forth in § 21.302.13.

      (1)   Offices within a multi-family residential building, not to exceed 30% of the building area of the multi-family residential use;

      (2)   Freestanding offices in lieu of a permitted principal use;

      (3)   Product design, development, and testing;

      (4)   Public utility facility, limited;

      (5)   Towers. For related provisions see §§ 15.14, 21.302.37 and 21.301.10;

      (6)   Type II home businesses pursuant to standards as set forth in § 21.302.13; and

      (7)   Manufactured home parks pursuant to standards as set forth in § 21.302.10.

      (1)   Temporary Pandemic, Epidemic, or Emergency Service Facility.

 

      (1)   Reserved.

      (2)   The provision of private balconies and porches directly accessible by individual dwelling units creates usable open space more beneficial to the residents of multi-family dwelling units than open space situated away from their units. Such balconies and porches will be counted as contributing to the usable open space requirement according to the following bonuses. The minimum area and width for a balcony or porch to qualify for a bonus is 80 square feet of area and eight feet of width.

 

 

      (4)   Reserved.

      (5)   Reserved.

      (6)   Exterior materials: the exterior materials and finish of all buildings erected on lands within Residential Office RO-24 Zoning District will be in conformance with the applicable requirements of § 21.301.24.

      (7)   In the RO-24 District, the maximum structure floor area ratio for nonresidential uses may be increased to 0.50 FAR when the majority of the parking is located in the building or within a multi-level structure.

(Ord. 2024-28, passed 11-18-2024)

   (a)   Purpose. It is the purpose of the Neighborhood Commercial Zoning Districts to provide for neighborhood scale uses primarily oriented to and attracting trips from the surrounding neighborhoods. Neighborhood Commercial District provisions are intended to:

      (1)   Accommodate market demand for uses typically needed by the surrounding community;

      (2)   Restrict uses not intended to serve a neighborhood or a small group of neighborhoods;

      (3)   Provide convenient pedestrian access within the district and to and from the surrounding neighborhoods, minimizing conflicts within the district between pedestrians and vehicles; and

      (4)   Protect and promote a sense of community where people may gather, shop, live and work with their neighbors.

(Ord. 2006-35, passed 9-11-2006)

   (a)   Intent. The Neighborhood Office (B-1) District is designed to provide opportunities for low intensity office uses compatible with nearby residential neighborhoods. The B-1 District provisions are intended to:

      (1)   Ensure development is compatible with adjacent neighborhoods;

      (2)   Provide a transition between commercial and residential uses; and

      (3)   Prohibit uses incompatible with nearby residential neighborhoods.

   (b)   Uses. Uses allowed in the B-1 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(d).

   (c)   Standards. Development in the B-1 District must comply with the following standards.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area. See § 21.301.01 for applicable standards.

      (2)   Structure placement. See § 21.301.02 for applicable standards.

      (3)   Structure height. See § 21.301.10 for applicable standards.

(Ord. 2006-35, passed 9-11-2006; Ord. 2009-1, passed 1-26-2009; Ord. 2010-29, passed 11-1-2010; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The General Commercial (B-2) District is designed to provide for a wide variety of retail and other commercial uses essential to support surrounding neighborhoods. The B-2 District provisions are intended to:

      (1)   Ensure that locations distributed throughout the city are available for needed retail and commercial uses, including auto-oriented uses; and

      (2)   Provide flexible building and parking placement standards to serve a variety of use types and parcel sizes.

   (b)   Uses. Uses allowed in the B-2 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(d).

   (c)   Standards. Development in the B-2 District must comply with the following standards.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area. See § 21.301.01 for applicable standards.

      (2)   Structure placement. See § 21.301.02 for applicable standards.

      (3)   Structure height. See § 21.301.10 for applicable standards.

      (4)   Retail floor area restrictions. To ensure that retail uses in the B-2 District are not regionally oriented, single tenant retail buildings or individual retail tenant spaces must not exceed 80,000 square feet in total floor area.

(Ord. 2006-35, passed 9-11-2006; Ord. 2010-29, passed 11-1-2010; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The Neighborhood Commercial Center (B-4) District is designed to provide for neighborhood scale commercial and residential mixed uses configured in a pedestrian friendly manner. The B-4 District provisions are intended to:

      (1)   Promote an attractive streetscape through building placement and design;

      (2)   Restrict incompatible uses including gas stations, auto repair and car washes;

      (3)   Ensure development is easily accessible by foot or bicycle;

      (4)   Reduce the visual impact of parked vehicles by requiring the placement of vehicle parking areas to the side or rear of buildings;

      (5)   Create opportunities for residential uses when mixed with commercial uses; and

      (6)   Promote a balance of retail, service, dining, medical office and residential uses which serve and complement surrounding neighborhoods.

   (b)   Uses. Uses allowed in the B-4 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(d).

   (c)   Standards. Development in the B-4 District must comply with the following standards.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area. See § 21.301.01 for applicable standards.

      (2)   Structure and parking placement. See § 21.301.02 for applicable standards.

      (3)   Structure height. See § 21.301.10 for applicable standards.

      (4)   Retail floor area restrictions. To ensure that retail uses in the B-4 District are not regionally oriented, single tenant retail buildings or individual retail tenant spaces must not exceed 80,000 square feet in total floor area.

      (5)   Structure design. See § 21.301.03 for applicable standards.

(Ord. 2006-35, passed 9-11-2006; Ord. 2009-25, passed 8-24-2009; Ord. 2010-29, passed 11-1-2010; Ord. 2015-3 , passed 1-26-2015; Ord. 2019-5, passed 1-7-2019)

   (a)   Purpose. It is the purpose of the Freeway Commercial Zoning Districts to provide areas near freeway corridors and interchanges for medium to large-scale development oriented to the wider community and region. Freeway Commercial District provisions are intended to:

      (1)   Accommodate market demand for regionally and community oriented land uses;

      (2)   Provide space for commercial uses that may be incompatible with residential uses or other less intensive types of land uses;

      (3)   Maximize tax base opportunities for the community;

      (4)   Accommodate development intensities that can support high quality, frequent transit service;

      (5)   Provide a buffer between freeways and low density residential areas;

      (6)   Avoid the underutilization of land along the freeway corridor; and

      (7)   Encourage a citywide balance of land use types.

(Ord. 2006-35, passed 9-11-2006)

   (a)   Intent. The Freeway Office and Service (C-1) District is designed to provide for a variety of non-retail uses that benefit from exposure and/or proximity to freeway corridors and interchanges. The C-1 District provisions are intended to:

      (1)   Avoid the underutilization of land; and

      (2)   Accommodate market demand for uses in a manner compatible with the city’s future vision for its freeway corridor.

   (b)   Uses. Uses allowed in the C-1 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(d).

   (c)   Standards. Development in the C-1 District must comply with the following standards.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area. See § 21.301.01 for applicable standards.

      (2)   Structure placement. See § 21.301.02 for applicable standards.

      (3)   Structure height. See § 21.301.10 for applicable standards.

(Ord. 2006-35, passed 9-11-2006; Ord. 2010-29, passed 11-1-2010; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The Freeway Commercial (C-2) District is designed to provide for a wide variety of regional scale retail and commercial uses near freeway corridors and interchanges. The C-2 District is intended to:

      (1)   Designate locations within the city suitable for regionally oriented retail and service uses;

      (2)   Provide flexible building and parking placement standards to serve a variety of use types and parcel sizes; and

      (3)   Allow the integration of residential uses.

   (b)   Uses. Uses allowed in the C-2 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(d).

   (c)   Standards. Development in the C-2 District must comply with the following standards.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area. See § 21.301.01 for applicable standards.

      (2)   Structure placement. See § 21.301.02 for applicable standards.

      (3)   Structure height. See § 21.301.10 for applicable standards.

(Ord. 2006-35, passed 9-11-2006; Ord. 2010-29, passed 11-1-2010; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The Freeway Commercial Center (C-3) District is designed to provide opportunities for high intensity retail and mixed uses in high profile locations near freeway corridors and interchanges that have high quality accessibility and transit service potential. The C-3 District is intended to:

      (1)   Allow significant retail-oriented development intensity in key locations;

      (2)   Allow the integration of residential uses; and

      (3)   Avoid the underutilization of land.

   (b)   Uses. Uses allowed in the C-3 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(d).

   (c)   Standards. Development in the C-3 District must comply with the following standards.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area. See § 21.301.01 for applicable standards.

      (2)   Structure placement. See § 21.301.02 for applicable standards.

      (3)   Structure height. To promote intensity in the C-3 District, at least 60% of building footprint area on a site must rise to at least two stories or 25 feet in height. Structures in the C-3 District must meet the height limitations of § 21.301.10.

      (4)   Drive-throughs. In addition to requirements of § 21.301.05, drive-through windows and stacking lanes in the C-3 District must:

         (A)   Not be located between a building and a street;

         (B)   Not exceed one lane per business;

         (C)   Be located in a manner that discourages pedestrian crossing of stacking lanes; and

         (D)   Be screened from public and private streets, sidewalks, adjacent outdoor dining spaces, parks and public open spaces.

(Ord. 2006-35, passed 9-11-2006; Ord. 2010-29, passed 11-1-2010; Ord. 2015-3, passed 1-26-2015; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The Freeway Office (C-4) District is designed to provide for regionally oriented office and hotel uses as well as supporting accessory uses. The C-4 District is intended to:

      (1)   Ensure that commercial uses with incompatible characteristics will not impede or disrupt the establishment of a cohesive grouping of office and office compatible uses;

      (2)   Require appropriate levels of development intensity;

      (3)   Promote hospitality uses; and

      (4)   Allow integration of residential uses.

   (b)   Uses. Uses allowed in the C-4 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(d).

   (c)   Standards. Development in the C-4 District must comply with the following standards.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area. See § 21.301.01 for applicable standards.

      (2)   Structure placement. See § 21.301.02 for applicable standards.

      (3)   Structure height. See § 21.301.10 for applicable standards.

(Ord. 2006-35, passed 9-11-2006; Ord. 2010-29, passed 11-1-2010; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The Freeway Mixed Use (C-5) District is designed to provide for high intensity mixed residential and commercial land uses in locations where excellent, accessible transit service is anticipated to be available. The C-5 District is intended to:

      (1)   Encourage the incorporation of high-density residential uses;

      (2)   Promote an attractive streetscape through building placement and design;

      (3)   Restrict incompatible uses including gas stations, auto repair and car washes; and

      (4)   Reduce the visual impact of parked vehicles by requiring the placement of vehicle parking areas to the side or rear of buildings.

   (b)   Uses. Uses allowed in the C-5 District as permitted, accessory, conditional, limited, or interim uses are listed in Table 21.209(d).

   (c)   Standards. Development in the C-5 District must comply with the standards in §§ 21.301.01, 21.301.02, 21.301.03, 21.301.10 and the following.

      (1)   Residential uses encouraged. To promote the inclusion of residential uses within the C-5 District, the following incentives are available to development that includes residential uses.

         (A)   Floor area ratio bonus. Sites with a residential density of at least ten dwelling units per acre may increase the maximum allowed floor area ratio by 2% for each unit per acre of residential density up to a maximum floor area ratio bonus of 40%. For example, a site with a residential density of ten units per acre would receive a 20% floor area ratio bonus, a site with a residential density of 15 units per acre would receive a 30% floor area ratio bonus and a site with a residential density of 20 dwelling units per acre would receive a 40% floor area ratio bonus.

         (B)   Minimum floor area ratio reduction. For sites in the C-5 District with at least one-half of the total gross floor area on site devoted to residential use, the minimum required floor area ratio is reduced to 0.75.

         (C)   Height bonus. Residential structures in the C-5 District may be constructed above the maximum height allowed in § 21.301.10 of this code as follows. A height bonus of one foot is allowed per residential dwelling unit up to a maximum height bonus of 45 feet.

         (D)   Parking reduction. The requirements for number of parking spaces for residential uses in the C-5 District are 95% of the requirements in § 21.301.06 of this code.

(Ord. 2006-35, passed 9-11-2006; Ord. 2006-54, passed 12-18-2006; Ord. 2007-48, passed 12-17-2007; Ord. 2010-29, passed 11-1-2010; Ord. 2015-3, passed 1-26-2015; Ord. 2019-5, passed 1-7-2019)

      (1)   Promote and properly manage high-intensity development;

      (2)   Allow for the provision of other services related to principal uses;

      (3)   Promote an integrated site and building design framework;

      (4)   To avoid traffic hazard and congestion by careful location of accesses to public streets;

      (5)   Protect future roadway improvements; and

      (6)   Create a visual identity for the district while allowing reasonable identity for individual uses in scale with the size of use.

      (1)   Retail shopping uses;

      (2)   Office buildings;

      (3)   Banks and financial institutions;

      (4)   Medical and dental offices;

      (5)   Theaters and cinemas, except drive-in theaters;

      (6)   Hotels and motels;

      (7)   Public uses;

      (8)   Automobile rental agencies with an on-site inventory of ten or fewer rental vehicles, subject to performance standards set forth in § 21.302.38;

      (9)   Transient merchant sales as an accessory use in hotel interiors only;

      (10)   Entertainment and recreation special events;

      (11)   Firearm sales, incidental, subject to standards set forth in § 21.302.11;

      (12)   Farmers market subject to standards set forth in Chapter 14, Article IX;

      (13)   Arts and crafts festival subject to standards set forth in Chapter 14, Article X;

      (14)   Restaurant without drive through and rooftop seating;

      (15)   Mobile food units pursuant to standards set forth in Chapter 14, Article V and § 21.302.18;

      (16)   Public utility facility, general;

      (17)   Brewpub;

      (18)   Taproom/cocktail room;

      (19)   Craft and micro-brewery/distillery/winery; and

      (20)   Multiple-family dwelling subject to standards set forth in § 21.302.02.

      (1)   The following uses are located in a structure containing a permitted principle use, or are located in a structure meeting the minimum floor area requirement of the CR-1 District:

         (A)   Catering businesses, major and minor;

         (B)   Personal service establishments, including licensed therapeutic massage enterprises, beauty and barber shops, exercise and health facilities, dry cleaning drop-off and pick-up stations, laundering, repair of household items and similar personal services;

         (C)   Business services, including copying and printing businesses and similar services;

         (D)   Commercial recreation facilities;

         (E)   Licensed day care facilities;

         (F)   Instructional center; and

         (G)   Licensed body art establishments.

      (2)   The following uses are adjacent to and integrated by means of orientation, parking, pedestrian and vehicular circulation, access and design with a permitted principal use:

         (A)   Class I motor vehicle sales;

         (B)   Convenience facility with fuel sales; and

         (C)   Automobile repair businesses.

      (3)   Accessory uses which are customarily incidental and are clearly subordinate to permitted principal uses;

      (4)   Class II motor vehicle sales accessory to Class I motor vehicle sales;

      (5)   Repair of motor vehicles accessory to Class I motor vehicle sales;

      (6)   Vehicle rental accessory to Class I motor vehicle sales subject to the regulations set forth in § 21.302.38(e);

      (7)   Beekeeping; and

      (8)   Hotel manager dwelling unit which is customarily incidental and clearly subordinate to the permitted principal use of a hotel.

      (1)   New motor vehicle sales;

      (2)   Restaurants with drive through (including drive-in) or rooftop seating;

      (3)   Reserved;

      (4)   Public utility facility, limited;

      (5)   Hotel airport parking;

      (6)   Towers. For related provisions see §§ 15.14, 21.302.37 and 21.301.10;

      (7)   Automobile rental agencies with an on-site inventory more than ten but no more than 35 rental vehicles, subject to performance standards set forth in § 21.302.38;

      (8)   Vehicle rental accessory to Class I motor vehicle sales subject to the regulations set forth in § 21.302.38(e);

      (9)   Reserved; and

      (10)   Major commercial golf facility.

      (1)   Temporary Pandemic, Epidemic, or Emergency Service Facility.

 

      (1)   Reserved.

      (2)   The City Council may waive the minimum lot size required for any use, provided that the use and building is integrated, or, where adjacent property is undeveloped may be shown to be reasonably integrated, by means of orientation, parking, access, circulation and design with other adjacent conforming development in the CR-1 District.

      (3)   Reserved.

      (4)   A parking structure or the portion of any structure used for parking will not be counted as building floor area or structure coverage for the purpose of calculating building floor area and percentage of site coverage by structures.

      (5)   No loading docks may be on any street frontage or facing a residential district, unless completely screened by a wall constructed of materials equivalent to that of the structure.

      (6)   Exterior materials. The exterior materials and finish of all buildings erected on lands within Regional Commercial CR-1 Zoning Districts must be in conformance with the applicable requirements of § 21.301.24.

      (7)   All refuse storage must comply with the requirements of § 21.301.17.

      (8)   In instances where second-level pedestrian connections are made across public streets or to adjacent properties, setbacks may be reduced to 20 feet for a width not to exceed 100 feet.

      (9)   Reserved.

      (10)   Structure height will be regulated pursuant to § 21.301.10.

      (11)   Reserved.

(Ord. 2024-28, passed 11-18-2024; Ord. 2025-50, passed 11-17-2025)

      (1)   Hotels;

      (2)   Offices;

      (3)   Cinema and theaters;

      (4)   Transit stations;

      (5)   Public uses;

      (6)   The following accessory uses:

         (i)   Uses customarily incidental and clearly subordinate to permitted principal uses.

         (ii)   Beekeeping.

         (iii)   Retail sales of computers when accessory to a computer training facility in the CS-0.5 District.

      (7)   Transient merchant sales as an accessory use in hotel interiors only;

      (8)   Entertainment and recreation special events;

      (9)   Farmers market subject to standards set forth in Chapter 14, Article IX;

      (10)   Arts and crafts festival subject to standards set forth Chapter 14, Article X;

      (11)   Restaurants without drive through and rooftop seating;

      (12)   Mobile food units pursuant to standards set forth in Chapter 14, Article V and § 21.302.18;

      (13)   Public utility facility, general;

      (14)   Multi-family dwellings, provided they are developed in accordance with the provisions of the RO-24 District;

      (15)   Parking structures as principal uses when included in a planned development;

      (16)   Post-secondary educational institutions;

      (17)   Brewpub;

      (18)   Taproom/cocktail room;

      (19)   Craft and micro-brewery/distillery/winery; and

      (20)   Health club in CS-1 District.

      (1)   Retail stores for the sale of arts and crafts, gifts, flowers, plants, groceries, bakery goods, produce, dairy products, drugs, sundry items, books, newspapers, magazines, apparel and similar retail stores;

      (2)   Personal-service establishments including licensed therapeutic massage enterprises, barber and beauty shops, exercise and health activities, dry-cleaning drop-off and pick-up stations, laundering, repair services incidental to retail stores, and similar personal services;

      (3)   Financial institutions;

      (4)   Athletic and recreational facilities;

      (5)   Automotive service facilities;

      (6)   Catering businesses, major and minor;

      (7)   Class II motor vehicle sales accessory to Class I motor vehicle sales;

      (8)   Repair of motor vehicles accessory to Class I motor vehicle sales;

      (9)   Type I home businesses pursuant to standards as set forth in § 21.302.13; and

      (10)   Hotel manager dwelling unit.

      (1)   Reserved;

      (2)   Public utility facility, limited;

      (3)   Hotel airport parking;

      (4)   Uses requiring a maximum floor area ratio of above 1.0 within the CS-1 District and above one-half within the CS-0.5 District, subject to the provisions of subsection (i) below;

      (5)   Class I motor vehicle sales in the CS-0.5 District, when part of a planned development, pursuant to § 21.208.03;

      (6)   Vehicle rental accessory to Class I motor vehicle sales subject to the regulations set forth in § 21.302.38(e);

      (7)   Reserved;

      (8)   Reserved;

      (9)   Reserved;

      (10)   Restaurants with drive through (including drive-in) or with rooftop seating;

      (11)   Reserved;

      (12)   Manufacturing and warehousing in the CS-0.5 District;

      (13)   Reserved;

      (14)   Reserved;

      (15)   Reserved;

      (16)   Towers. For related provisions see §§ 15.14, 21.302.37 and 21.301.10;

      (17)   Reserved;

      (18)   Secondary educational institutions (Grade 6-12);

      (19)   Type II home businesses pursuant to standards as set forth in § 21.302.13;

      (20)   Manufactured home parks pursuant to standards as set forth in § 21.302.10; and

      (21)   Major commercial golf facility; and

      (22)   Cannabis manufacturing in the CS-0.5 District.

      (1)   Car rental businesses in the CS-1 District, including storage of rental cars provided that such parking does not occupy space otherwise required by ordinance for other uses on the same site;

      (2)   Parking for an off-site use or as a primary use;

      (3)   Retail or wholesale use (not to include outdoor storage) of an existing structure, provided that:

         (A)   The site has approved plans in place for redevelopment to a use allowed under the Comprehensive Plan and zoning ordinance;

         (B)   The applicant has documented that the site owner is actively working toward redevelopment of the site as approved;

         (C)   Redevelopment of the site as approved is not likely to occur within the period of the interim use permit;

         (D)   The use will be compatible with the structure, site and area in which it will be located;

         (E)   The use will not create a nuisance for adjacent uses or the public;

         (F)   The use will not negatively impact public infrastructure;

         (G)   The use will require only minor alterations to the existing structure; and

         (H)   The cost of alterations to the existing structure is commensurate with an interim use.

      (4)   Temporary Pandemic, Epidemic, or Emergency Service Facility; and

      (5)   Reserved.

 

   (i)   Special provisions.

      (1)   Reserved.

      (2)   The maximum floor area ratio in the CS-1 District may be increased to one and one-half square feet of floor area and in the CS-0.5 District to three-fourths square feet of floor area for each one square foot of lot area and maximum building coverage may be increased to 40% of lot area provided that peak period project trip generation is equal or less than trip generation from the same type of use with a 1.0 floor area ratio in the CS-1 District and 0.5 floor area ratio in the CS-0.5 District. A Tier I TDM Program in accordance with the requirements of § 21.301.09 and a development agreement is required for all uses exceeding the maximum floor area ratio in subsection (f) above.

      (3)   The minimum floor area for structures in the CS Districts must be 6,000 square feet for freestanding restaurants and 20,000 square feet for all other uses.

      (4)   In instances in which second-level pedestrian connections are made across public streets or to adjacent properties, setbacks may be reduced to zero feet for a width of 120 feet.

      (5)   Exterior materials: the exterior materials and finish of all buildings erected on lands within Commercial Service CS-0.5 and CS-1 Zoning Districts must be in conformance with the applicable requirements of § 21.301.24.

   (j)   Sign regulations. Refer to Chapter 21, Article III, Division D, the sign code.

(Ord. 2024-28, passed 11-18-2024; Ord. 2025-15, passed 6-30-2025; Ord. 2025-50, passed 11-17-2025)

   (b)   Permitted principal uses.

      (1)   Offices;

      (2)   Public uses;

      (3)   Transit stations;

      (4)   The following accessory uses:

         (i)   Uses customarily incidental and clearly subordinate to permitted principal uses.

         (ii)   Beekeeping.

      (5)   Entertainment and recreation special events;

      (6)   Farmers market subject to standards set forth in Chapter 14, Article IX;

      (7)   Arts and crafts festival subject to standards set forth in Chapter 14, Article X;

      (8)   Restaurants, without drive through and without outdoor or rooftop seating;

      (9)   Mobile food units pursuant to standards set forth in Chapter 14, Article V and § 21.302.18;

      (10)   Non-profit clubs in the CO-1 Zoning District;

      (11)   Post-secondary educational institutions;

      (12)   Brewpub;

      (13)   Taproom/cocktail room;

      (14)   Craft and microbrewery/distillery/winery;

      (15)   Research laboratories;

      (16)   Public utility facility, general; and

      (17)   Multi-family dwelling in the CO-1 District provided they are developed in accordance with the provisions of the C-4 District.

      (1)   Retail stores for the sale of arts and crafts, gifts, flowers, plants, groceries, bakery goods, produce, dairy products, drugs, sundry items, books, newspapers, magazines, apparel and similar retail stores;

      (2)   Personal-service establishments including licensed therapeutic massage enterprises, barber and beauty shops, exercise and health activities, dry-cleaning drop-off and pick-up stations, laundering, repair services incidental to retail stores and similar personal services;

      (3)   Financial institutions;

      (4)   Athletic and recreation facilities;

      (5)   Catering businesses, major and minor;

      (6)   Sales and servicing of office equipment;

      (7)   Business services including printing and duplicating;

      (8)   Product design, development and testing; and

      (9)   Type I home businesses pursuant to standards as set forth in § 21.302.13.

      (1)   Reserved;

      (2)   Manufacturing, provided that at least 75% of the floor area of structures on the site is devoted to a permitted principal use;

      (3)   Reserved;

      (4)   Automotive service facilities which form an integrated part of a larger development;

      (5)   Public utility facility, limited;

      (6)   Computer component manufacturing;

      (7)   Uses requiring a maximum floor area ratio above 1.0 within the CO-1 District, subject to the provisions of subsection (i) below;

      (8)   Air passenger and transit terminals;

      (9)   Reserved;

      (10)   Towers. For related provisions see §§ 15.14, 21.302.37 and 21.301.10;

      (11)   Reserved;

      (12)   Type II home businesses pursuant to standards as set forth in § 21.302.13;

      (13)   Places of assembly in the CO-1 Zoning District;

      (14)   Manufactured home parks pursuant to standards as set forth in § 21.302.10;

      (15)   Major commercial golf facility; and

      (16)   Restaurants with drive through (including drive-in) or rooftop seating; and

      (17)   Cannabis testing facility.

         (A)   Short-term storage of rental car inventory for rental by the public at the Minneapolis/St. Paul International Airport and short term parking of personal vehicles by auto rental employees and construction related employees working at the Minneapolis/St. Paul International Airport;

         (B)   Car rental businesses, including storage of rental cars provided that such parking does not occupy space otherwise required by ordinance or other uses on the same site;

         (C)   Temporary Pandemic, Epidemic, or Emergency Service Facility; and

         (D)   Parking for an off-site use or as a primary use.

         (A)   Any buildings or other site improvements associated with the interim use will be of nominal value or portable. Temporary buildings are allowed only to support the proposed use. Temporary buildings are exempt from the requirements of subsection (i) below, but must be designed and constructed in a manner assuring safety for occupants and others affected, as determined by the issuing authority.

 

      (1)   Reserved.

      (2)   In the CO District, the floor area of residential uses will not exceed 50% of the floor area of nonresidential uses in a particular development.

      (3)   The maximum floor area ratio in the CO-1 District may be increased to one and one-half square feet of floor area and maximum building coverage may be increased to 40% of lot area provided that peak period project trip generation is equal or less than trip generation from the same type of use with a 1.0 floor area ratio in the CO-1 District. A Tier I TDM Program in accordance with the requirements of § 21.301.09 and a development agreement is required for all uses exceeding the maximum floor area ratio in subsection (f) above.

      (4)   In instances in which second-level pedestrian connections are made across public streets or to adjacent properties, setbacks may be reduced to zero feet for a width of 120 feet.

      (5)   Exterior materials: the exterior materials and finish of all buildings erected on lands within Commercial Office CO-1 Zoning District will be in conformance with the applicable requirements of § 21.301.24.

(Ord. 2024-28, passed 11-18-2024)

(Ord. 2019-2, passed 1-7-2019)

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area must comply with the applicable requirements of § 21.301.01.

      (5)   Loading docks and freight handling facilities, whether for railroad or truck, must be on elevations that do not front on a street or proposed street.

      (6)   Along any street bordering on a site that is both residentially used and zoned, there may be no driveway access from such street into adjacent industrial sites unless access is otherwise impracticable. All access to industrial sites must be from streets within the industrial park where practicable.

(Ord. 2019-2, passed 1-7-2019; Ord. 2024-28, passed 11-18-2024)

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area must comply with the applicable requirements of § 21.301.01.

(Ord. 2019-2, passed 1-7-2019; Ord. 2024-28, passed 11-18-2024)

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area must comply with the applicable requirements of § 21.301.01.

(Ord. 2019-2, passed 1-7-2019; Ord. 2024-28, passed 11-18-2024)

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area must comply with the applicable requirements of § 21.301.01.

      (5)   Building coverage may not exceed 30% of the site. Building coverage may be increased to a maximum of 40% of lot area on the basis of a 1% increase in lot coverage for each 40,000 square feet of lot area in excess of 400,000 square feet.

         (A)   A parking structure or the portion of a structure used for off-street parking is not counted as building floor area or structure coverage for the purpose of calculating minimum building floor area, building floor area ratio, or percentage of lot coverage by structure.

      (6)   Loading docks and freight handling areas may not be on a street frontage or in a front yard. All freight handling facilities, whether by railroad or truck, must be on elevations that do not face on any street or proposed street.

         (A)   Loading docks and freight handling area must be screened, pursuant to perimeter screening requirements contained in § 21.301.15, from public view from street rights-of-way and adjacent residential uses.

         (B)   Spur railroad lines and rail freight handling facilities are not required to be screened from adjacent residential uses.

         (C)   Building wing walls used as required screening may not extend into the required building setbacks.

      (7)   Along any street bordering on a residential zone, there may be no driveway access from such street into adjacent industrial sites unless access is otherwise impracticable. All access to industrial sites must be from streets within the industrial park where practicable.

      (8)   Public utility uses may be exempted from the performance standards of §§ 21.301.01 and 21.301.02.

      (1)   A 40-foot deep landscaped yard must be provided between all off-street parking areas and any property line abutting a public right-of-way.

(Ord. 2019-2, passed 1-7-2019; Ord. 2021-7, passed 4-26-2021; Ord. 2024-28, passed 11-18-2024)

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area must comply with the applicable requirements of § 21.301.01.

(Ord. 2019-2, passed 1-7-2019; Ord. 2024-28, passed 11-18-2024)

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area must comply with the applicable requirements of § 21.301.01.

         (B)   Skyways, tunnels, and similar pedestrian connection structures up to 120 feet in width have no setback requirements from property lines.

(Ord. 2019-2, passed 1-7-2019; Ord. 2024-28, passed 11-18-2024)

      (1)   Floor area ratio, building floor area, impervious surface area, site width, and site area must comply with the applicable requirements of § 21.301.01.

         (A)   The parking is located entirely below grade;

         (B)   The site meets the standards for large development sites in accordance with § 21.206.07(c)(9); or

         (C)   The site has received an exemption for sites with multiple street frontages in accordance with § 21.206.07(c)(10).

         Off-street parking may be located on the rooftops of buildings. Examples of permitted parking configurations are illustrated in § 21.301.02(f)(8).

         At least 50% of the frontage of each site along Lyndale Avenue must be enclosed by buildings. An additional 20% must be enclosed by buildings and/or other vertical elements located along the minimum building setback line. Vertical elements may consist of trees, shrubs, walls, fences, and sculptural elements. Both buildings and vertical elements must comply with the Clear View Triangle area as defined in § 21.601. Vertical elements over four feet in height must be consistent with the Crime Prevention Through Environmental Design (CPTED) objectives in the Planning Manager's Landscaping and Screening Policies and Procedures document, as it may be amended from time to time.

         (A)   The site cannot reasonably comply with the TI District structure and parking placement requirements for all street frontages;

         (B)   The proposed structure and parking configuration will meet the purpose and intent of the TI District;

         (C)   The proposed structure and parking configuration will complement the character of existing or planned development in the area;

         (D)   The proposed structure and parking configuration will facilitate pedestrian and bicycle access;

         (E)   The proposed structure and parking configuration will place vehicle access points in optimal locations; and

         (F)   The proposed structure and parking configuration will be compatible with natural features, surrounding development, redevelopment plans, and traffic volumes.

         (A)   Not be located between a building and a street except for those lots fronting on Harriet Avenue or Halsey Lane;

         (B)   Not exceed one lane per building;

         (C)   Be located in a manner that discourages pedestrian crossing of stacking lanes; and

         (D)   Be screened from public and private streets, sidewalks, adjacent outdoor dining spaces, parks and public open spaces.

      (12)   Structure design. New structures and building additions in the TI District must comply with design standards shown below in subsections (A) through (D), in addition to the requirements of § 21.301.03(a). The following design standards are meant to create an attractive street-level environment that promotes pedestrian activity, comfort, and public safety in the TI District. The highest design standards must be provided on the street front intended for the highest pedestrian-orientation; this is the primary façade. The issuing authority will determine which elevation is considered to be the primary façade. All other street frontages are considered secondary façades. Building fronts facing Harriett Avenue and Halsey Lane are exempt from the standards shown below in subsections (A) through (D).

                  (AA)   Horizontal and vertical indentations or projections that create discernible patterns or shadows;

                  (BB)   Variations in material module, pattern and/or color;

                  (CC)   Green screen or planter walls; or

                  (DD)   Translucent, fritted, patterned, or colored glazing.

               (bb)   Display boxes. Framed display boxes may be attached to the exterior building wall provided:

                  (AA)   Applicable building setbacks are met;

                  (BB)   Internal light sources are not visible;

                  (CC)   Any signage in or attached to the display box complies with the requirements of Chapter 21, Article III, Division D, the sign code; and

                  (DD)   Any merchandise displayed is available for sale on the site.

                  (AA)   Is of sufficient scale and orientation to be perceived from the public right-of-way;

                  (BB)   Is rendered in materials or media appropriate to an exterior, urban environment;

                  (CC)   Is permanently integrated into or affixed to the building wall. Painting of a wall does not qualify as permanently integrated; and

                  (DD)   Complies with all applicable safety and maintenance requirements.

            (i)   The exterior face of the arcade column line must meet the minimum setback requirements in § 21.301.02; and

            (ii)   No part of an arcade may exceed the maximum setback requirements in § 21.301.02.

(Ord. 2023-3, passed 2-6-2023; Ord. 2024-4, passed 2-26-2024; Ord. 2024-28, passed 11-18-2024)

   (a)   It is the purpose of the specialized zoning districts to set standards in areas that have unique characteristics due to location, proximity to transit, natural features or other factors.

(Ord. 2010-16, passed 6-7-2010)

   (a)   Intent. Within the Mixed-Use District, the most intense utilization of land in the city will take place supported by existing and future investment in public infrastructure. The CX-2 District provisions are intended to:

      (1)   Allow a broad range of uses;

      (2)   Ensure that new development is of significant size and intensity; and

      (3)   Provide a mix of uses that balance the demand on traffic and parking.

      (1)   Additional interim uses.

         (A)   Short-term parking of passenger automobiles and recreational vehicles in support of adjacent uses;

         (B)   Storage of construction materials, equipment and supplies for projects involving other properties in the CX-2 Zoning District;

         (C)   Storage of construction materials, equipment and supplies for public street and highway projects;

         (D)   Reserved;

         (E)   Reserved;

         (F)   New and used motor vehicle sale events of not more than 14 days that exclusively benefit a non-profit charitable organization, and are limited to not more than 200 motor vehicles. No more than one such event shall be allowed in a calendar year; and

         (G)   Parking for an off-site use or as a primary use, not to include remote airport parking.

      (2)   Interim use standards. In addition to standards in § 21.501.05, the following standards also apply to interim uses in the Mixed Use (CX-2) District.

         (A)   Any buildings or other site improvements associated with the interim use must be of nominal value or portable. Temporary buildings must only support the proposed use. Temporary buildings are exempt from the minimum building floor area requirements of the CX-2 District, but must be designed and constructed in a manner assuring safety for occupants and others affected, as determined by the issuing authority.

         (B)   Reserved.

   (c)   Standards. Development in the CX-2 District must comply with the following standards.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area. See § 21.301.01 for applicable standards.

      (2)   Structure placement. See § 21.301.02 for applicable standards.

      (3)   Structure height. See § 21.301.10 for applicable standards.

      (4)   Floor area ratio. The maximum floor area ratio in the CX-2 District may be increased to 3.0 provided that:

         (A)   Fifty percent of the ground coverage is supplied in structures of six or more stories in height;

         (B)   Private vehicle occupancy serving the site is an average of 1.2 persons per vehicle or greater; and

         (C)   At least 2% of the peak period trips serving the site are made by public transit.

(Ord. 2010-16, passed 6-7-2010; Ord. 2010-29, passed 11-1-2010; Ord. 2012-2, passed 1-23-2012; Ord. 2014-5, passed 2-3-2014; Ord. 2016-3, passed 2-22-2016; Ord. 2017-13, passed 5-22-2017; Ord. 2017-17, passed 6-5-2017; Ord. 2019-5, passed 1-7-2019)

   (a)   Intent. The Lindau Mixed-Use District, is intended for a dense mix of commercial, hospitality and office uses in a compact area with excellent accessibility to transit service and a high level of amenities. The LX District provisions are intended to:

      (1)   Allow a broad mix of uses to create a vibrant, walkable and transit-supportive district;

      (2)   Encourage active uses along the street to create a safe and inviting pedestrian environment;

      (3)   Promote an attractive streetscape through building placement and design;

      (4)   Encourage sustainable best practices in building, site and infrastructure design;

      (5)   Reduce the visual impact of parked vehicles by requiring the placement of vehicle parking areas to the side or rear of buildings; and

      (6)   Maximize utilization of the small supply of land in the city that lies within one-half mile of high frequency mass transit service.

      (1)   Additional interim uses.

         (A)   Storage of construction materials, equipment and supplies for public street and highway projects.

         (B)   Reserved.

      (2)   Interim use standards. Any buildings or other site improvements associated with the interim use must be of nominal value or portable. Temporary buildings must only support the proposed use. Temporary buildings are exempt from the minimum building floor area requirements of the LX District, but must be designed and constructed in a manner assuring safety for occupants and others affected, as determined by the issuing authority.

   (c)   Standards. Development in the LX District must comply with the standards in §§ 21.301.01, 21.301.02, 21.301.03, 21.301.10 and the following.

      (1)   Floor area ratio, building floor area, impervious surface area, site width and site area must comply with the applicable requirements of § 21.301.01 as well as the following.

         (A)   Floor area ratio; minimum. The minimum floor area ratio on sites in the LX District may be decreased to 0.50 provided that:

            (i)   At least 50% of building frontages along a public street are located at the minimum setback required;

            (ii)   At least 60% of the primary building facade along a public streets is at least three stories or 50 feet in height;

            (iii)   Buildings facing onto Lindau Lane meet or exceeds the ground level building design requirements in§§ 21.301.03(b); and

            (iv)   On-site parking supply does not exceed code requirements.

(Ord. 2013-26, passed 11-4-2013; Ord. 2015-3, passed 1-26-2015; Ord. 2017-17, passed 6-5-2017; Ord. 2019-5, passed 1-7-2019)

      (1)   Promote high intensity development;

      (2)   Avoid under-utilization of the small supply of land in the city that lies within one-half mile of high frequency mass transit service;

      (3)   Require the creation of a significant high density residential node to diversify housing options available in the city and create a live-work-recreation environment;

      (4)   Reduce vehicle trips and vehicle miles traveled relative to the same level of development in other areas by allowing residences in close proximity to employment and services, by allowing intense development in close proximity to high frequency transit service, and by encouraging multi-purpose trips, walking trips, carpool trips and transit trips;

      (5)   Reduce overall costs and impacts of parking by making shared parking feasible where peak parking demand times vary among uses;

      (6)   Maximize return on public utility and transportation infrastructure investments by requiring high intensity development;

      (7)   More efficiently use public and private infrastructure by taking advantage of peak demand time variations for infrastructure (roads, transit, sewer, water, electricity, phone) among land uses. By becoming a source of trip origins as well as trip destinations, roadway and transit systems can be used in a more efficient bi-directional manner;

      (8)   Ensure that residential development is compatible with the surrounding noise levels;

      (9)   Provide a pedestrian oriented environment; and

      (10)   Provide floor area ratio bonuses to encourage development characteristics that advance citywide and district specific objectives, including accessory and limited retail and service uses, below grade parking, parks or plazas, affordable housing, public art and sustainable design.

      (1)   Offices;

      (2)   Hotels;

      (3)   Multiple-family dwellings;

      (4)   Transit stations;

      (5)   Public uses;

      (6)   Cinema and theaters;

      (7)   Medical offices and clinics;

      (8)   Conference, exposition and meeting facilities;

      (9)   Entertainment and recreation special events;

      (10)   Farmers market subject to standards set forth in Chapter 14, Article IX;

      (11)   Arts and crafts festival subject to standards set forth in Chapter 14, Article X; and

      (12)   Mobile food units pursuant to standards set forth in Chapter 14, Article V and § 21.302.18.

         (A)   Retail uses for the sale of groceries, bakery goods, drugs, sundry items, gifts, books, recorded music, arts and crafts, plants and similar items;

         (B)   Personal and business service establishments including dry-cleaners, exercise and health activities, beauty and barber shops, copying services, photo developing, picture framing, licensed therapeutic massage, travel agencies and similar establishments;

         (C)   Restaurants without drive-up facilities;

         (D)   Financial institutions without drive-up facilities;

         (E)   Day care facilities;

         (F)   Fuel sales physically integrated within a structured parking facility;

         (G)   Beekeeping;

         (H)   Brewpub;

         (I)   Taproom/cocktail room; and

         (J)   Craft and micro-brewery/distillery/winery.

         (A)   Type I home businesses pursuant to standards as set forth in § 21.302.13;

         (B)   Hotel manager dwelling unit;

         (C)   Transient merchant sales in hotel interiors only;

         (D)   Other uses customarily incidental and clearly subordinate to a permitted principal or conditional use. Drive through uses are prohibited; and

         (E)   Hotel airport parking.

      (1)   Expansion of electric substation or electric transmission line facilities in existence prior to January 1, 2005, subject to the provisions of subsection (p) below;

      (2)   Type II home businesses pursuant to standards as set forth in § 21.302.13;

      (3)   Expansion of hotel facilities in existence prior to January 1, 2005, subject to the provisions of subsection (p) below;

      (4)   Manufactured home parks pursuant to standards as set forth in § 21.302.10; and

      (5)   Remote airport parking established after September 29, 2025, pursuant to the standards set forth in § 21.302.41.

      (1)   Temporary Pandemic, Epidemic, or Emergency Service Facility.

         (A)   Residential uses are prohibited in areas forecast to have average future aircraft noise levels at or above 70 dB DNL.

         (B)   For the purposes of calculating the required number of residential dwelling units for a site within the HX-R Zoning District, the land area, as calculated by city staff, of the site forecast to be exposed to average future aircraft noise levels at or above 70 dB DNL will be subtracted from the overall site area.

         (C)   On sites in which over two-thirds of the site area is forecast to be exposed to average future mitigated aircraft noise levels at or above 70 dB DNL, residential uses in the area with less than 70 dB DNL are allowed but not required.

         (D)   Forecast aircraft noise levels will be determined based on the highest noise level shown on either the most recent annual noise contour map published in the Minneapolis St. Paul International Airport Annual Noise Contour report or the noise level forecast for the most distant year included in the most recent comprehensive plan or environmental documents adopted by the Minneapolis-St. Paul International Airport by the Metropolitan Airports Commission.

         (E)   The residential use requirement of this subsection (f) does not apply to remote airport parking facilities.

         (A)   Construction has commenced on at least 50% of the total number of residential dwelling units on the site approved in the preliminary development plan;

         (B)   The structure or structures include both nonresidential and residential uses and its construction would bring the number of residential dwelling units on the site to at least 50% of the total number of residential dwelling units on the site approved in the preliminary development plan; or

         (C)   The City Council determines that the approval satisfies the intent of the HX-R Zoning District.

      (1)   The minimum floor area ratio required for development within the HX-R Zoning District is 1.5.

      (2)   The floor area ratio requirement of this subsection (g) does not apply to remote airport parking facilities.

      (3)   Floor area ratio calculations include all residential and nonresidential development on a site but exclude structured or underground parking.

      (4)   In cases where development on a site occurs in phases, each individual development phase must comply with the floor area ratio requirements of this subsection (g) on its own or in conjunction with previous phases if previous phases exceeded floor area ratio requirements. The overall development must also comply with the floor area ratio requirements of this subsection (g).

      (5)   The maximum floor area ratio for development within the HX-R Zoning District is 2.0, but may be increased through the following bonus provisions:

            (i)   Land used to satisfy park dedication requirements is not eligible for park or plaza bonus floor area.

            (ii)   The plaza or park must include at least 5,000 square feet of contiguous area.

            (iii)   To avoid long and narrow spaces, the length of the plaza or park must not exceed three times the width of the plaza or park.

            (iv)   At least 25% of the perimeter of the plaza or park must abut a public or private street.

            (v)   At least 30% of the plaza or park area must consist of landscaping or water features.

            (vi)   The plaza or park must be easily accessible via sidewalk.

            (vii)   The plaza or park must be designed to encourage public use through the provision of seating, tables, trash receptacles, water features and areas for public entertainment or public display of art or cultural exhibits. Seating must be provided at a rate of not less than one seat per 200 square feet of plaza or park area for the first 10,000 square feet.

            (viii)   The site development agreement, or other appropriate agreement, must include provisions ensuring that the plaza or park is open to the public every day between 7:00 a.m. and 9:00 p.m. and maintained in good order.

            (ix)   In no case may the park or plaza floor area ratio bonus exceed 0.25.

            (x)   The site development agreement must include provisions ensuring the installation, preservation, maintenance and replacement, if necessary, of plaza or park features.

            (xi)   The plaza or park must include pedestrian lighting at an illumination level of at least 2.0 foot candles.

            (i)   The site development agreement must include provisions ensuring that rental units receiving the bonus will continue to remain affordable for 30 years.

            (ii)   The site development agreement must include provisions ensuring that owned units receiving the bonus will initially be sold at an affordable level and that mechanisms are in place to ensure that the owned units receiving the bonus will continue to remain affordable when resold in the future.

            (iii)   In no case may the affordable housing floor area ratio bonus exceed 1.0.

            (i)   In no case can the public art floor area ratio bonus exceed one-half.

            (ii)   Developments requesting the public art bonus must submit a plan, to be approved by the City Council, documenting the type of public art to be commissioned, the budget, location, schedule and artist selection process. To qualify for the bonus, the City Council must approve the plan.

            (iii)   Works of art must be placed outside of a building at a location clearly visible and freely accessible to the public.

            (iv)   The site development agreement must include provisions ensuring the installation, preservation, maintenance and replacement, if necessary, of the public art.

            (v)   To ensure that public art is installed as proposed, a performance security in an amount equal to the bonus level approved must be submitted prior to issuance of building permits for a building on a site receiving a public art bonus. The security may consist of a bond, irrevocable letter of credit, cash deposit or other instrument that provides an equal performance guarantee to the city.

            (i)   One quarter square foot of additional floor area is allowed per square foot of floor area within a building that receives LEED certification at the certified or silver award level. One-half square foot of additional floor area is allowed per square foot of floor area within a building that receives LEED certification at the gold or platinum award level.

            (ii)   In no case may the sustainable design floor area ratio bonus exceed 1.0. The sustainable design floor area ratio bonus applies only to the phase of development that includes a building receiving LEED certification and cannot be carried forward to future project phases.

            (iii)   Applications for development wishing to use the sustainable design bonus must include a report from a LEED certified architect or engineer that includes a statement of the anticipated LEED certification level, a copy of the most recent version LEED scorecard and a summary of how and/or why each LEED credit can or cannot be achieved.

            (iv)   A building permit for a building using the sustainable design bonus will not be issued until an independent, LEED certified inspector, architect or engineer under the supervision of the city and paid for by the applicant verifies that the construction plans include the elements necessary to receive LEED certification at the level for which the bonus was granted. In the event that the LEED certification level for which the bonus was granted cannot be verified during the building permit plan review process, the applicant must either modify the construction plans to achieve the verification or forfeit the bonus by amending the final development plans to remove the bonus floor area.

            (v)   A final certificate of occupancy for a building using the sustainable design bonus will not be issued until the city receives verification from the United States Green Building Council that the building has been granted LEED certification at the award level for which the bonus was granted.

            (vi)   The site development agreement must acknowledge that building permits and final certificates of occupancy will not be issued unless LEED certification at the level for which the bonus was granted can be verified.

         (A)   There is no minimum building setback required from property lines fronting public streets.

         (B)   The minimum building setback along a lot line not adjacent to a public street is ten feet, unless the lot line separates two portions of the same site, in which case no minimum building setback from the internal lot line is required.

         (C)   Buildings must not encroach into public easements.

         (D)   To create an active pedestrian level environment, at least one public entrance to buildings with ground level retail and service uses must be located within 20 feet of a public street, internal private street or major pedestrian way. The City Council may approve an alternative location for buildings with ground level retail and service uses provided the alternative location better serves the goal of creating an active pedestrian level environment.

         (E)   Skyways, tunnels and similar pedestrian connection structures have no setback requirements from property lines for a width of 120 feet.

         (A)   Motor vehicle parking must be located below grade, within structured ramps, or in individual on-street spaces parallel with and adjacent to low volume streets. At-grade motor vehicle parking areas are prohibited with the exception of small, short-term visitor parking areas near structures. At-grade visitor parking areas, if provided, may include no more than one motor vehicle parking space per 20,000 square feet of floor area in the associated building.

         (B)   For phased developments where at grade motor vehicle parking already exists, the overall number of at grade motor vehicle parking spaces on-site must be proportionally reduced with each phase of development so that compliance with limitations on at grade parking is achieved prior to or in conjunction with the final phase of construction.

         (A)   For residential uses, a minimum of 25% of the area of the first floor building facade must be composed of windows or entrances.

         (B)   For nonresidential uses, a minimum of 50% of the area of the first floor building facade must be composed of windows or entrances. No more than 25% of the total window area and eye level window area may be obscured by signs, film coverings, product displays or similar covering. Blinds, curtains and similar temporary coverings for privacy or sunlight control are permitted.

         (C)   To count toward window area requirements, windows must be transparent.

            (i)   Above grade parking structures must not front on either American Boulevard or 34th Avenue within 200 feet of the point at which the applicable site's property lines that front on both streets would intersect if extended.

            (ii)   To the extent feasible, parking structures should be placed in locations where their visibility from active areas is reduced.

            (iii)   Establishing retail and service uses on the ground floor of parking structures and partially wrapping the parking structure with active building space is encouraged.

            (i)   Parking structure exterior materials must meet the requirements of § 21.301.24.

            (ii)   Parking structure exterior material color must complement the color of the building or buildings the parking structure serves.

            (iii)   Parking structures must include architectural elements that enhance the structure, break up its mass and complement the building or buildings the parking structure serves. Examples of specific architectural elements that may assist in meeting this requirement include decorative piers and pilasters, banding, reveals, architectural accents, wall plane articulation, decorative artwork, ornamental grillwork, recessed window openings, facade treatment variations and locating tenant signs on the side of parking ramps.

            (iv)   Parking structure access points must be architecturally articulated to add visual interest.

            (v)   Parking structures must be designed to block the visibility of vehicle headlights from outside the parking structure.

      (1)   Development must provide sidewalks and bikeways that support movement throughout theSouth Loop District and are consistent with the South Loop District sidewalk and bikeway plan.

      (2)   Site design for new development must promote pedestrian circulation and the principles of Crime Prevention Through Environmental Design (CPTED).

      (3)   Development must provide sidewalks and, where appropriate, bikeways along all public and private streets unless the City Council determines that an alternative sidewalk or bikeway location better serves the development and surrounding area.

      (4)   Development must provide sidewalks between building entrances and the streetside or areawide system.

      (5)   Development must provide for direct and continuous pedestrian and bicycle connections to adjacent sites, where links to existing, proposed or potential development are appropriate.

      (6)   Development sites that contain a transit station must provide direct and continuous sidewalk and bikeway connections between the transit station and buildings on-site as well as to adjacent sites, where links to existing, proposed or potential development are appropriate.

      (7)   To support street level retail uses, pedestrian movement between adjacent buildings and sites is encouraged to take place at grade rather than through skyways or tunnels. Grade separated pedestrian crossings over arterial and collector streets are encouraged.

      (8)   Sidewalk width requirements.

         (A)   Sidewalks adjacent to public streets, major sidewalks internal to sites and sidewalks adjacent to retail and service storefronts must have an unobstructed, walkable width of at least eight feet. Additional width is encouraged in appropriate areas to accommodate outdoor seating, benches, landscaping, light posts, trash receptacles, bicycle parking and similar pedestrian oriented infrastructure.

         (B)   All other sidewalks must have an unobstructed, walkable width of at least six feet.

         (C)   The City Council may require greater sidewalk widths through condition of approval when greater widths are deemed necessary to meet anticipated pedestrian needs or state aid standards.

      (1)   Landscaping must conform with the requirements of § 21.301.15 and other applicable requirements of this code.

      (2)   Development must conform with any applicable district streetscape or open space plan.

      (3)   Each development site subject to park donation requirements as specified in § 22.10 must include at least one on-site plaza or park that meets the following requirements.

         (A)   The plaza or park must include at least 5,000 square feet of contiguous area. The first 5,000 square feet of plaza or park area qualifies as a credit toward the park donation requirements of § 22.10. Additional plaza or park land area above 5,000 square feet may qualify as a credit toward the park donation requirements of § 22.10 if the city determines that additional land is needed on the site to meet the park and recreation needs of area workers and residents.

         (B)   To avoid long and narrow spaces, the length of the plaza or park must not exceed three times the width of the plaza or park.

         (C)   The plaza or park must be reserved for public use through a permanent easement and must be open to the public every day between 7:00 a.m. and 9:00 p.m.

         (D)   At least 30% of the plaza or park must consist of landscaping or water features.

         (E)   The plaza or park must include pedestrian lighting at an illumination level of at least 2.0 foot candles.

         (F)   At least 25% of the perimeter of the plaza or park must abut a public or private street.

         (G)   The plaza or park must be easily accessible via sidewalk.

         (H)   The plaza or park must be designed to encourage public use through the provision of seating, tables, trash receptacles, water features and areas for public entertainment or public display of art or cultural exhibits. Seating must be provided at a rate of not less than one seat per 200 square feet of plaza or park area for the first 10,000 square feet.

         (I)   The plaza or park must be maintained in good order.

         (J)   The site development agreement must include provisions ensuring public access as well as the installation, preservation, maintenance and replacement, if necessary, of plaza or park features.

      (1)   Preliminary and final development plans for new development in the HX-R Zoning District must designate potential future locations for public art near high volume pedestrian corridors. At least one potential future public art location must be designated per two and one-half acres of site area. The HX-R Zoning District does not require the provision of public art but does offer floor area ratio bonuses for public art subject to the provisions of subsection (g)(4)(D) above.

      (1)   The new or expanded use is not required to comply with HX-R District residential use and minimum floor area ratio requirements. The new or expanded use must meet all other applicable requirements of the district and city code, including parking requirements.

      (2)   Expansion of an existing use not in compliance with HX-R District residential use and minimum floor area ratio requirements must be contained within the parcel currently occupied by the existing use.

      (3)   Additional requirements for nonconformities are set forth in § 21.504.

(Ord. 2024-28, passed 11-18-2024; Ord. 2025-19, passed 9-29-2025; Ord. 2025-25, passed 11-17-2025; Ord. 2026-07, passed 3-23-2026)

      (1)   Public and private natural areas, conservation areas and wildlife management areas;

      (2)   Public recreation uses;

      (3)   The following accessory uses :

         (i)   Uses customarily incidental and clearly subordinate to permitted principal uses.

         (ii)   Beekeeping.

      (4)   Transient merchant sales as an accessory use in a park or government building interior, where incidental and clearly subordinate to a special event;

      (5)   Entertainment and recreation special events;

      (6)   Farmers market subject to standards set forth in Chapter 14, Article IX;

      (7)   Arts and crafts festival subject to standards set forth in Chapter 14, Article X; and

      (8)   Mobile food units pursuant to standards set forth in Chapter 14, Article V and § 21.302.18.

      (1)   Nature centers and administrative buildings;

      (2)   Utility uses;

      (3)   Quarrying of sand, gravel, soil or minerals;

      (4)   Other public uses;

      (5)   Parking lots serving public and quasi-public recreation or conservation uses;

      (6)   Reserved; and

      (7)   Reserved.

      (1)   Temporary Pandemic, Epidemic, or Emergency Service Facility.

 

 

      (1)   Reserved.

      (2)   In the review of final site and building plans in the SC District, or in any district bordering the SC District in instances in which the City Council determines that protection of natural features warrants additional protection over the applicable setback, buffering and development standards; the City Council may, by motion and majority vote, require that structures, parking areas or storage areas be set back up to 100 feet from the SC District boundary, that landscaping be provided for habitat protection and wildlife management, and that additional development standards be applied to assure that proposed development is appropriately related to the natural environment and meets the intent of the SC District.

      (3)   Public recreation uses will constitute no more than 20% of the land area of any unit of land zoned SC.

(Ord. 2024-28, passed 11-18-2024)

      (1)   Flood Hazard (FH);

      (2)   Bluff Protection (BP);

      (3)   Planned Development (PD);

      (4)   Airport Runway (AR-17) Overlay District; and

      (5)   Airport Runway (AR-22) Overlay District.

(Ord. 2016-21, passed 10-3-2016; Ord. 2020-19, passed 6-1-2020; Ord. 2024-28, passed 11-18-2024)

      (1)   This ordinance regulates development in the flood hazard areas of the City of Bloomington. These flood hazard areas are subject to periodic inundation, which may result in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base. It is the purpose of this ordinance to promote the public health, safety, and general welfare by minimizing these losses and disruptions.

      (2)   National Flood Insurance Program Compliance. This ordinance is adopted to comply with the rules and regulations of the National Flood Insurance Program codified as 44 C.F.R. parts 59 -78, as amended, so as to maintain the community's eligibility in the National Flood Insurance Program.

      (3)   This ordinance is also intended to preserve the natural characteristics and functions of watercourses and floodplains in order to moderate flood and stormwater impacts, improve water quality, reduce soil erosion, protect aquatic and riparian habitat, provide recreational opportunities, provide aesthetic benefits and enhance community and economic development.

      (1)   Where Floodway and Flood Fringe areas are delineated on the floodplain maps, the standards in § 21.208.01(m-t) will apply, depending on the location of a property.

      (1)   The Flood Hazard District is an overlay district that is superimposed over primary zoning districts. The standards imposed in the overlay district are in addition to any other requirements in this ordinance. In case of a conflict, the more restrictive standards will apply.

Effective Flood Insurance Rate Map panels:

   27053C0432F

   27053C0434F

   27053C0442F

   27053C0451F

   27053C0452F

   27053C0453F

   27053C0454F

   27053C0456F

   27053C0457F

   27053C0458F

   27053C0459F

   27053C0461F

   27053C0462F

   27053C0466F

   27053C0467F

   27053C0476F

   27053C0477F

   27053C0478F

   27053C0479F

      (1)   Where a conflict exists between the floodplain limits illustrated on the official zoning map and actual field conditions, the flood elevations shall be the governing factor. The Planning Manager or designee must interpret the boundary location based on the ground elevations that existed on the site on the date of the first National Flood Insurance Program map showing the area within the regulatory floodplain, and other available technical data.

      (2)   Persons contesting the location of the district boundaries will be given a reasonable opportunity to present their case to the Planning Commission and to submit technical evidence.

      STRUCTURE. Anything constructed or erected on the ground or attached to the ground or on-site utilities, including, but not limited to, buildings, factories, sheds, detached garages, cabins, manufactured homes, recreational vehicles not meeting the exemption criteria specified in § 21.208.01(aa)(2) of this ordinance and other similar items.