Fridley City Zoning Code

1. The restrictions, regulations, standards and guidelines in this Chapter for land use and development apply to the following zoning districts within the City. Hereafter, these districts may be collectively referred to as “Residential Districts”:

1. The following statements specify the intents of the residential zoning districts established to regulate areas of the City considered appropriate for residential uses:

(a) R-1 Traditional Single-Unit Residential. The purpose of the R-1 District is to provide for and preserve residential neighborhoods primarily containing single-unit detached dwellings.

(b) R-2 Two-Unit Residential. The purpose of the R-2 District is to provide for and preserve existing two-unit residential properties primarily consisting of duplexes and attached residential structures with a maximum of two dwelling units per building.

(c) R-3 Attached Residential. The purpose of the R-3 District is to accommodate a range of attached residential structures including rowhouses, townhouses and apartments.

(d) R-4 Manufactured Home Park. The purpose of the R-4 District is to establish and preserve neighborhoods comprised of manufactured homes.

(e) R-H Hyde Park Neighborhood. The purpose of the R-H District is to:

(1) Establish a zoning mechanism for the neighborhood that will allow a variety of housing types on lots with reduced lot sizes and setbacks.

(2) Support the residential character of the neighborhood.

(3) Protect the property rights of all landowners, while promoting reinvestment and development in the neighborhood.

1. Table 1 Residential District Principal Uses and Table 2 Residential District Accessory Uses list land uses and indicate whether they are permitted, permitted with standards (reference the for Principal Use-Specific Standards and Accessory Use-Specific Standards Chapters), conditional, or prohibited in each zoning district. The following definitions apply to Tables 1 and 2.

(a) Permitted Use – a “P”’ in a cell of the use tables indicates that the land use is allowed by right in the zoning district.

2. Permitted with Standards Use – a “PS” in a cell of the use tables indicates that the land use is allowed in the zoning district as long as it meets the certain use-specific standards as described in the Principal Use-Specific Standards and Accessory Use-Specific Standards Chapters.

(a) Conditional Use – a “C” in a cell of the use tables indicates that the land use is allowed in the zoning district only upon approval of a conditional use permit as described in the Procedures Chapter and compliance with any applicable use-specific standards identified in the Principal Use-Specific Standards and Accessory Use-Specific Standards Chapters

(b) Prohibited Use – a blank cell in the use tables indicates that the land use is prohibited in that zoning district.

3. In the event a proposed use is not listed in the use tables, the Community Development Director will make a determination if the use is consistent by type, intensity, physical characteristics, style, size and purpose with any use listed in Tables 1 and 2.

(a) If the proposed use found to be consistent with another listed use, the proposed use will be treated the same as the similar one identified by the Community Development Director.

(b) If the proposed use is not found to be consistent with any listed use, the City Council, Planning Commission, or property owner may request an amendment to this Chapter to provide guidance for the proposed use as described in the Procedures Chapter.

4. Table 1 Residential District Principal Uses

5. Table 2 Residential District Accessory Uses

1. All uses in Tables 1 and 2 must comply with the lot and site dimensional requirements set forth in the following tables and all other applicable regulations set forth in this Chapter.

2. All lot and site dimension standards listed in this Section are subject to the standards and exemptions listed in the Zoning Districts Chapter.

3. The following requirements apply for any development that includes postage stamp lots:

(a) Lot width of the common lot must be equal to or greater than the combined lot width requirement of the individual units contained within the common lot.

(b) Lot area must equal or be greater than the combined lot area requirement of the individual units. The lot area calculation will include the common lot plus each individual unit lot area.

(c) In any development that includes postage stamp lots, setbacks will be calculated from the common property lot line rather than individual unit lot line.

4. Table 3 establishes the minimum lot area and lot width requirements for all residential zoning districts.

5. Table 3 Residential District Lot Dimensions

6. Table 4 establishes the minimum site dimension standards for all residential zoning districts. Setbacks for any use not listed must be the most restrictive of the base district.

7. Table 4 Residential District Site Dimensions

1. In all residential districts, occupancy in dwelling units is limited to no more than three persons in any efficiency unit, and no more than two persons per bedroom, plus one additional resident per dwelling unit.

2. R-1 District Standards

(a) Only one principal structure is allowed to be located on a lot.

3. R-1, R-2 and RH Districts

(a) All garages whether attached to, tucked under or detached from the principal dwelling are considered to be an accessory structure and must not exceed 100% of the first-floor area of the dwelling unit or a maximum of 1,000 square feet.

4. R-4 District Standards

(a) Purpose

(1) The purpose of this Chapter is to establish a process which will permit the placement of a new manufactured home park or the expansion of an existing manufactured homes park within the City.

(2) This Chapter is also established to ensure the health, safety and general welfare of owners of manufactured homes within existing manufactured home parks. This is accomplished by adopting and enforcing minimum standards related to location of the home, use of the home, and the construction, alteration, and arrangement of homes on lots within a manufactured home park.

(b) Permit Required. No person is allowed to establish, maintain, operate, or expand a manufactured home park as defined by Minnesota Statutes (M.S.) § 327.14, subdivision 3 within the City without first obtaining a conditional use permit from the City. Prior to issuance of the conditional use permit, the City will ensure that the manufactured home park has a license from the Department of Health, Anoka County or the appropriate licensing authority.

(c) Conflicts

(1) This Chapter is intended to complement other municipal, state, and federal regulations that affect the establishment or expansion of manufactured home parks. This Chapter is not intended to revoke or repeal any other public law, ordinance, regulation or permit.

(2) Whenever the provisions of this Chapter impose greater restrictions on the establishment or expansion of a manufactured home park than those of any statute, other city code provision, or regulation; the provisions of this Chapter apply.

(3) Where the provisions of any statute, other city code provision, or regulation impose greater restrictions than this Chapter on the establishment or expansion of a manufactured home park, the more restrictive provisions or regulations apply.

(d) Requirements for a new manufactured home park or the expansion of an existing manufactured homes park within the City are as follows:

(1) Application

((a)) Requests to establish or expand a manufactured home park must be reviewed and decided through the conditional use permit process outlined in the Procedures Chapter. A conditional use permit is required in order to establish or expand a manufactured home park in the City.

((b)) In addition to the information that is required for a conditional use permit, the application requires the following additional information:

((1)) A written narrative which includes: a description of the proposed new manufactured home park or expansion area, the number of units proposed, how it will be managed, a description of storm shelters(s), a description of other amenities being proposed, the locations of proposed green space, etc.

((2)) Development plans for the proposed manufactured home park or expansion areas showing all information deemed necessary by the City to ensure that the proposed use will conform to all City Code standards. Including but not limited to the following:

(((A))) A survey of the property clearly delineating all lot lines, existing and proposed improvements, utilities and easements;

(((B))) Proposed location(s) for each manufactured home;

(((C))) Proposed roadways and driveways;

(((D))) Proposed utilities to service each manufactured home site and proposed grading and drainage plan; and

(((E))) Proposed landscaping and screening plan and outdoor storage space (if applicable).

(2) Fees. The application must be accompanied with the required fee for a conditional use permit as set forth in the Fees Chapter of the Code.

(3) Location Restrictions. A conditional use permit for a new manufactured home park or the expansion of a manufactured home park will only be issued for property that complies with the requirements of M.S. § 462.357, subd. 1(b).

(4) Hearing and Process. A public hearing and process will be consistent with all procedures outlined in the Procedures Chapter .

(5) Building Permits

((a)) The applicant for a building permit for the construction of a manufactured home park or any part thereof must comply will all appliable provisions of the State Building Code.

((b)) Each application must be accompanied by a detailed set of plans for the proposed construction and improvements of the site.

((c)) Every application for a building permit to construct individual manufactured homes authorized by the conditional use permit must be accompanied by certification that the individual unit meets all requirements of the State of Minnesota, including, but not limited to, the Manufactured Home Building Code as defined by M.S. § 327.31, subd. 3.

(e) Manufactured Home Park Development Standards

(1) Minimum Area and Maximum Density

((a)) The size of a manufactured home park base lot determines the maximum number of manufactured homes that can be placed in the park. Steps to make this determination are as follows:

((1)) At least two percent of the proposed base lot must be devoted to a recreation area which much be established, constructed and maintained for the benefit of the manufactured home park residents.

((2)) The location(s) for an on-site community storm shelter must be identified along with locations for on-site management facilities. All land within 10 feet of such facilities will be excluded from land eligible for the placement of manufactured homes.

((3)) For every 3,500 square feet of land available after establishment of the required recreation area, storm shelter and on-site management facilities; one manufactured home may be located within the new proposed park or park expansion area.

(2) Minimum Setbacks

((a)) Perimeter Lot Setbacks. The following minimum setbacks apply to manufactured home parks:

((1)) 30 feet from all adjacent public right-of-way;

((2)) 30 feet from all adjacent residentially zoned property having a different zoning classification than the manufactured home park; and

((3)) Five feet from all side and rear property lines abutting the same zoning classification as the manufactured home park or commercial or industrial zoned property.

((b)) Internal Unit Setbacks. The following minimum setbacks apply to homes within a manufactured home park:

((1)) 10 feet from all internal public and private streets or alleys;

((2)) 10 feet between the long sides of adjacent manufactured homes and structures physically attached to the manufactured home. The initial unit layout authorized by the conditional use permit must demonstrate there is ample room for accessory structures to be built with each unit while still maintaining the required 10-foot separation; and

((3)) Three feet between manufactured homes parked end to end.

((4)) Three feet between a manufactured home and the side lot lines of the Manufactured Home Park.

(3) Parking. At least two off-street parking spaces located adjacent to each manufactured home must be provided for each unit. Parking spaces must be constructed of concrete or asphalt.

(4) Street Requirements

((a)) Public streets must comply with City requirements specified in the Required Subdivision Improvements Chapter.

((b)) If private streets are provided, they must comply with requirements as determined by the City Engineer.

((c)) Curbing requirements. A concrete curb must be constructed on each side of the street of a public street. The curb must be of a standard approved by the City. Requirements for private streets will be determined by the City Engineer.

((d)) Sidewalk requirements. A concrete sidewalk not less than 30 inches wide must be constructed adjacent to the concrete curb on the unit side and must be connected to the patio or parking pad.

(5) Landscaping

((a)) Landscaping requirements must comply with the Landscaping Chapter, unless otherwise approved through the conditional use permit process.

((b)) Tree per lot requirement. At least one tree must be planted and maintained near each unit. The tree must have a minimum caliper of 2.5 inches at the time of planting.

((c)) Grass cover requirement. The land area for each unit and within the perimeter setbacks must be sodded and maintained with grass except for areas used for the manufactured home, patio, sidewalk, driveway, and off-street parking.

((d)) Perimeter Buffer Zone.

((1)) A 20-foot-wide perimeter buffer zone must be provided along manufactured home park property lines not abutting a public right-of-way.

((2)) The buffer zone will be comprised of a mixture of evergreen and deciduous trees, shrubs and ground cover.

((3)) The buffer zone must be free of buildings and structures.

((4)) The buffer zone may be used as part of the dedicated recreation area if the City finds that it is suitable for that purpose as part of the conditional use permit approval.

((e)) Screening must comply with the Screening Chapter requirements.

(6) Drainage. Every manufactured home park must be located on a well-drained area and the premises must be properly graded to prevent the accumulation of storm or other water.

(7) Utility Requirements. Water facilities, sewage disposal, and street lighting must be installed and maintained by the owner of the manufactured home park and must be constructed in accordance with State laws, the recommendations of the State, and the requirements of the City Code.

(8) Fire Hydrant Requirements. Fire hydrants must be placed throughout the manufactured home park in such a way as to satisfy the City that adequate fire protection is achieved.

(9) Storage Requirements

((a)) Outdoor storage is prohibited on individual manufactured home lots, except for split and neatly stacked firewood in the side or rear yard and private outdoor recreational equipment currently being used or intended for use.

((b)) A bulk storage and parking area must be provided on site by the park owner for boats, campers, travel trailers, recreational vehicles, snowmobiles, motorcycles and other seasonally used recreation equipment.

(10) Recreation Requirements. A dedicated recreation area for the manufactured home park must include improvements intended to serve the anticipated demographics of the community. As part of the conditional use permit review, the applicant must demonstrate that a reasonable nexus exists between the number of manufactured homes being served to the level of investment being made to the recreation area.

(11) Requirements for Manufactured Home Parks established prior to the adoption of this Code.

Building Permits

((a)) The installation of any new manufactured homes within an existing manufactured home park requires obtaining a building permit for each home in order to ensure building code requirements and development standards are met.

((b)) A certification that the individual unit meets all requirements of the State of Minnesota must also be submitted to the City.

(12) Development Standards

((a)) All manufactured homes must meet the minimum setbacks set forth in M.S. § 327.20, subd. 1 (3):

((1)) 10 feet from any public right-of-way or alley;

((2)) 10 feet from all adjacent residentially zoned property having a different zoning classification than the manufactured home park;

((3)) 5 feet from all adjacent properties zoned commercial or industrial;

((4)) 3 feet from all side property lines;

((5)) 10 feet between the long sides of adjacent manufactured homes and structures physically attached to the manufactured home (excluding open porches and carports); and

((6)) 3 feet between manufactured homes parked end to end.

((b)) All manufactured homes must meet the minimum lot width requirements set forth in M.S. § 327.20:

((1)) Each individual manufactured home site must abut or face a driveway or clear unoccupied space of not less than 16 feet in width. The space must have unobstructed access to a public highway, street or alley.

((c)) Storage Requirements

((1)) Outdoor storage is prohibited on individual manufactured home lots, except for split and neatly stacked firewood in the side or rear yard and private outdoor recreational equipment currently being used or intended for use.

((2)) A bulk storage and parking area must be provided on site by the park owner for boats, campers, travel trailers, recreational vehicles, snowmobiles, motorcycles and other seasonally used recreation equipment.

(f) Occupancy of Homes. No manufactured home may be inhabited by a greater number of occupants than for which it was designed.

(g) Parking Prohibited. Except as provided in this Chapter, it is unlawful for any person to park a manufactured home or recreational vehicle on a street, alley, highway or other public place.