Eliminate barriers and actively encourage higher density housing by including in the city zoning ordinance and zoning map:
a. Neighborhood single-family density at 7 units/acre or greater wherever urban services are available. b. Multi-family housing at a gross density of at least 15 units/acre adjacent to a commercial zoning district or transit node.
Have at least one single-family zoning district or selected area that requires or allows 7-unit/acre (or greater).
A mixed- or single-use zoning district allowing 15+ dwelling units/acre; set a minimum density for single family zones where urban services are available at 7 dwelling units/acre and minimum gross density for multi-family at 15 dwelling units/acre (a level that supports 1 bus/15 min.).
Allow 2,3,4-plexes by right in most/all residential districts; have a minimum residential gross density of 20 units/acre when adjacent to a permanent transit node or pedestrian-oriented commercial retail district, eliminate exclusive single family zoning districts.
Who's doing it
Arden Hills - 3 star
Date action report first entered:
Date of last report update:
Year action initially completed: 2015
The Town Center District within the TCAAP redevelopment area is a mixed-use zoning district that requires a minimum density of 15 units per acre for multi-family housing and allows for a maximum density of 67 units per acre. The Town Center District allows for a mix of residential, retail, office, and entertainment uses and is adjacent to commercial retail and office districts.
Bloomington has a number of zoning districts that allow for much higher density than 15 unites/acre, near commercial zoning districts and transits nodes. An excellent example is the City's South Loop district, near the Mall of America.
Multifamily units and townhomes are allowed in all residential and mixed use zones with the exception of Rural Residentials 1 and 2. Efficiency units are allowed in all mixed use neighborhoods with a minimum lot size of 380sqft. All residential and mixed use zones allow at least 10 units per acre, with many allowing far greater.
Higher density housing in Edina is encouraged in many ways--being a historic suburb, Edina has had to increase housing density over the last several decades as they cannot extend City boundaries any further.
As of 2018, multi-family housing sits at a gross density of 20.7 units/acre, with the majority of multi-family structures and developments being in or adjacent to commercial/retail districts.
Upon adopting the most recent comprehensive plan, the city revised it's zoning ordinances and approve a new R5-M zoning district which allows for up to 40 units per acre. Some of these re-zoned areas are adjacent to or across the street from commerically zoned areas.
We have rezoned multiple areas since our comprehensive plan was initiated. We currently allow 20 units per acre in our M-1 areas with a PUD for a new apartment complex, next to our commercial district, allowing 54 units per acre.The city has since 2018 approved 3 new apartment building complexes in those zones. 2 are completed with the 3rd breaking ground spring of 2020. The have 89, 180 & 355 units. The remaining residential areas are a mix on R-1, R-2, R-3 & R-4 allowing single up to 4-plexes homes.
The Gold Line Bus Rapid Transit facility is an eleven-mile dedicated guideway that will run from downtown St. Paul to Woodbury. There will be two transit
stations serving Oakdale: one at Greenway Avenue North and one at Helmo Avenue North.
The Helmo Station PUD calls for 30-50 du/ac for the multi-family high density parcels immediately adjacent to the BRT station, and 15-24 du/ac for the multi-family medium density parcels elsewhere in the PUD area.
The R District in the Zoning Code has a minimum lot size that would allow less than 6.5 DU per acre. R1 District even lower. Comp plan up to 8 DU/A in low-density residential areas.
The multi-family and mixed use districts (Sections 525 and 527) allow densities that are significantly higher than 23 du/acre (24-150 du/acre). The districts predominate in the City's commercial centers and transit nodes.
The City of St. Cloud limits barriers to high-density housing in several of the zoning districts. Of the 10 residential zonings districts within the City, 4 provide for a high density housing options by allowing single-family density at 6 units per acre and above and multi-family housing density of 15 units per acre and above. The R-3, R-5, R-6, and R-7 zoning district all allow single family density at 7.26 units per acre and multi-family density at 21.78 units per acre for districts R-3, R-5 and R-6 and density of 29.04 units per acre for district R-7. In addition, several of the R-5 Zoning Districts are located adjacent to several commercial corridors within St. Cloud. In particular, this higher density zoning is located along the Highway 10 commercial corridor and along the County Road 74/Saint Germain Street commercial corridor.
In stillwater the city codes has regulations to increase density in accordance to the comprehensive plan. The city has a zoning district called Cottage Residential, which allows for 7.25 units per acre. The city has a zoning district called Cove Townhouse Residential, which allows for 14.5 units per acre.The city also has a zoning district for 2-family homes. The city code Section 31-210 (b) 1. lays out the various options for PUDs, which include they shall have a density in excess of 25 dwelling units per acre; or shall, when fully developed, contain upon it at least two principal buildings.
Also, downtown Stillwater is zoned Commercial Business District, and allows for mixed use development to provide a higher density and pedestrian access to goods & services.
The City's Medium (R-2) and High residential (R-3) zoning districts allow 7.25 dwellings per acre. The mixed use district has no lot minimum. Two, three and four plexes are allowed in all but the rural and suburban residential zoning districts.
Zoning code update to include higher density housing and equity scorecard.
- b.) Commercial redevelopment with 2 apartment buildings with 261 units on 4.8 acre site (54 units/acre) immediately adjacent to Metro Transit’s BCTC.
Burnsville limits barriers to higher density housing in it's zoning ordinance and zoning map through the following:
R3A Zoning District allows single family at 4 - 8.7 units per acre and R3C allows multi-family up to 21.78 upa
Added a MIX Zoning District to zoning ordinance in 2011 allows density of 15 - 21.78 units per acre & in 1999 added HOC District that allows residential density 21.78 - 56.92 upa.
Added a MIX Zoning District to zoning ordinance in 2011 allows density of 15 - 21.78 units per acre & in 1999 added HOC District that allows residential density 21.78 - 56.92 upa
Outcome measures/metrics/money saved:
The zoning districts are part of the zoning ordinance. The best way to view the zoning ordinance is on line at www.burnsville.org then click on City Code. The entire zoning ordinance is Title 10. Each specific zoning district has its own chapter within the zoning ordinance.
Please note that we are still in the process of implementing our comprehensive plan updates and that on the zoning map, the areas that show up as R3C Regional Center Residential will be changed to MIX zoning in a couple of months. Also, there is an existing MIX district at Valley Ridge where the Dakota CDA/Presbyterian Homes Valley Ridge assisted care/memory care and independent living mixed use project is under construction. (The site is located SW of the intersection of CSAH 5 and Burnsville Parkway on land that was formerly Valley Ridge Shopping Center.
The PUD district permits densities from 8 – 16 units per acre for properties that are guided residential medium or residential high density.
The RLM and R-8 districts would permit densities of up to 8 units per acre for properties guided medium density residential.
The CBD district has no density limitations. The limiting factor is providing sufficient parking to comply with city standards.
Outcome measures/metrics/money saved:
An example of the CBD is The Venue Apartments currently under construction in downtown Chanhassen by the developer Chanhassen Frontier, LLC. This development has a density of 33 units per acre and is located adjacent to a park and ride ramp, is accessible via sidewalks and trails to other commercial and office opportunities in the downtown.
The moderate (R-2), medium (R-3), and high (R-4) density residential zoning districts (see zoning map for reference) all allow for over 7 units per acre. R-2 allows up to 8 units per acre, R-3 allows for up to 10 units per acre (with a potential for 12 units per acre with density bonuses), and R-4 allows for over 12 units per acre. There are several places in the City where R-3 and R-4 zoning districts are adjacent to commercial zoning districts.
The Land Use Chapter in the 2040 Comprehensive Plan update will include consideration of increasing the allowed densities in both the R-3 and R-4 zoning districts.
The City Council passed Ordinance 2012-63 on 9-18-12, approving the MDR and HDR residential zoning districts. The MDR district allows single family development up to 7 units/acre, and the HDR district allows multi-family development up to 15 units/acre. Additional information about these districts can be found in the City's Comprehensive Plan Update.
In 2019 the city approved a 300-unit apartment building on 17.33 acres called the Springs at Lake Elmo (17 units/acre). This development sits adjacent to commercial and mixed-use commercial development. The site is also along Hudson Blvd and in close proximity to I-94 which is a main thoroughfare.
Mixed-use developments around the intersection of Highway 62 and Dodd Road include multiple residential projects such as White Pine Senior Living and The Reserve. The area has developed at densities between 21 and 30 dwelling units per acre. The eastern areas both north and south of Highway 62 are zoned at this Mixed-Use high density. Current and future residents can enjoy living in close proximity to a variety of shops, restaurants and shared community areas. Paved trails connect the developments to the surrounding areas for pedestrians and bicyclists.
(1a) New Brighton’s official Zoning Code/Map includes an R-1A zoning district that allows minimum lot sizes of 5,000 SF, equating to densities in excess of seven units per acre. This zoning district is limited to downtown New Brighton.
(1b)New Brighton’s official Zoning Code/Map includes an R-3A, Multi-Family Residential zoning district that allows densities in excess of 12 units per acre with no maximum. New Brighton’s NBE, New Brighton Exchange zoning district encourages high density residential development with no maximum densities. The View Apartments at Long Lake, within the NBE zoning district, was approved at a density exceeding 30 units per acre.
Saint Paul City Ordinance 66.231 allows for single family development of up to 7.2 units/acre in areas zoned as R3, and up to 8.7 units/acre in areas zoned as R4. There are also higher density multi-family residential and mixed use districts throughout the city.
The City's Future Town Square area has reduced lot lines and allows increases in density and mixed-use (up to 18 units per acre) . Attached is memo from one of the approved plats in the town square area which allows up to 18 units per acre.
The 2030 Comprehensive Plan requires 3-6 units an acre for Single Family zoning districts, but single family districts could be higher than 6 units per acre in Planned Development districts. The city also permits M8 (12-24 units/acre) adjacent to LB (limited business) and RB (retail business).
In Coon Rapids, the zoning for single-family residential areas does not allow seven units per acre; only about four units per acre. Higher density residential development, including small lot single-family development, is allowed in select areas along transit corridors.
The City's zoning code allows multi-family housing at a density of over 15 units per acre adjacent to several commercial districts and transit nodes, including the Riverdale commuter rail station on the Northstar line, the Port Wellness, Port Campus Square, and Port Riverwalk redevelopment areas, and the Hanson-Northdale commercial area.
The Future Vision 2030 Comprehensive Plan requires 4.1 to 10 units per acre for medium density residential uses (i.e. duplexex and townhouses) and high density residential development in the MUSA. The City's Official Zoning map and Zoning Ordinance have been amended to allow a wider range of housing densities. The Comprehensive Plan encourages life-cycle housing opportunities and the construction of various housing types for senior housing ownership units, senior rental units and assisted living units.
The City will continue to use the Livable Communities Act (LCA) Housing Plan as an implementation tool in accomplishing the City's LCA housing goals.
City's HD (high density) comp guide designation anticipates 12+ units/acre and City's R-4 zoning can permit 16+ units/acre. A number of these properties are adjacent to commercial zoning districts. The Cedar Grove Redevelopment Area is planned to be a higher density area than would typically be permitted in Eagan (anticipated to be 16+ units/acre) and they will be in walking distance of both commercial and transit opportunities.
Outcome measures/metrics/money saved:
12+ units/acre and City's R-4 zoning can permit 16+ units/acre
The following residential zoning districts are in place:
R1-9.5(9,500 square foot minimum lot size)
R1-13.5 (13,500 square foot minimum lot size)
R1-22(22,000 square foot minimum lot size)
R1-44(44,000 square foot minimum lot size)
RM-6.5 (Multi Family-6.7 Units Per Acre Max)
RM-2.5 (Multi Family-17.4 Units Per Acre Max)
Town Center Residental Use--Allows for a minimum gross density of 40 UPA for Mid Rise and 60 UPA for high-rise multi-family.
The Town Center Zoning district is to provide an area for development of an attactive, compact, walkable, mixed-use environment that creates a live/work/play environment for the community.
There are several residential zoning districts that allow for densities greater than 7 units per acre:
R-2 - Low/Medium Density: Up to 7 units per acre
R-3 - Medium Density: Up to 14 units per acre
R-4 - High Density: Up to 39 units per acre
R-5 - Downtown Residential: Up to 39 units per acre
B-2 - Downtown Business: Mixed use district, no density requirements for residential units
Mixed Use Commercial/Residential District and Spruce Street Mixed Use District: Mixed use districts, no density requirements for residential units
A mixed-use zoning ordinance 2011-1031,is in place to provide a variety of residential housing types and densities to support a mix of uses.It integrates new mixed use development with its surroundings by encouraging connections for pedestrians and vehicles. R-1-A district has a minimum lot size of 6000 square feet, allowing a density per acre of 7.26 units, and also mixed use zoning district allows multifamily housing at a density of at least 15 units per acre.
All necessary information are placed in Section No.543 of the mixed-use zoning ordinance which can be found at www.hopkinsmn.com/weblink8/1/doc/78550/page1.aspx
The City of Mankato has established R-3, Limited Multiple Family Dwelling, and R-4, Multiple Family Dwelling District adjacent to commercial zoning in several areas of the community. While current standard for City R-1, One-Family Dwelling District is 6.22 units/acre, higher-density developments near commercial uses, highway corridor, and major regional employers (Eastwood Industrial Park, River Hills Mall, etc.) are supporting additional housing options for the area.
Maplewood has zoning districts that allow for higher density with neighborhood single-family density at six units per acre or greater, and allows for multi-family housing at a gross density of at least 15 units per acre adjacent to a commercial zoning district or transit center.
Rosemount's R-3 Medium Density Residential and R-4 High Density Residential zones allow single family densities of at least 6 units/acre.
Rosemount's DT - Downtown is a mixed use district allowing residential, commercial and civic uses. It currently allows residential densities of up to 40 units/acre and will soon include a Minnesota Valley Transit Authority Park and Ride facility offering express bus service to downtown Minneapolis.
The City has redeveloped several areas to higher densities. The City frequently uses the PUD process to combine land uses to encourage coexisting residential and commercial uses resulting in higher densities that exeed the 6 and 15 units per acre threshold in the GreenSteps program. The City ordenances refer to the PUD process to allow for these densities.
Several older, existing, neighborhoods in White Bear Lake were built at 6.3, 6.5 and as much as 6.8 units per acre. The highest density, single-family zoning district, in the city is R-4 at 6 units per acre. The highest density, multi-family zoning district in the city is R-7 at up to 17 units per acre.
In September 2012, the City Council adopted a density bonus policy stating the density increases consistent with the density bonus provisions of the 2030 Comprehensive Plan may be allowed if the proposed project incorporates at least one of the four policy objectives of:
1. Affordable housing and/or assisted living units
2. Greenway dedication
3. Sustainable design
4. Redevelopment of exception parcels.
In the Urban Residential District of the City Code, Section 24-134(f)(3) lists 15 units/acre as the maximum for high density areas.