(A) Purpose. The R-3 High Density Residential District defines areas for the development of medium to high density, multiple-family dwelling structures and directly related complementary uses.
(B) Permitted uses. None.
(C) Conditional uses.
(1) Conditional uses and special provisions of the R-1 and R-2 District except for single-family houses;
(2) Multiple-family buildings, including apartments, townhouses, four-, six-, and eight-family buildings, and other residential structures containing three or more dwelling units;
(3) Apartment buildings designed and marketed exclusively for the elderly;
(4) Private parks and playgrounds/tot lots;
(5) A state licensed residential facility serving from seven through 16 persons;
(6) Group home/crisis shelters up to 5,000 square feet;
(7) Licensed day care facilities that are not permitted principal uses under state law;
(8) Conditions for “residential facilities”, group homes, crisis shelters, and licensed day care facilities shall not be imposed which are more restrictive than those imposed on conditional uses or other multi-family residential property in the same district, unless the additional conditions are necessary to protect the health and safety of the residents of the residential facility; and
(D) Accessory uses.
(1) Any accessory use building or structure customarily incidental to a use permitted above and located on the same lot therewith; and
(2) All accessory uses of the R-1 District.
(E) Dimensional regulations.
(1) Minimum lot area, width, and depth:
Use | Minimum Lot Area per Dwelling Unit | Minimum Lot Width | Minimum Lot Depth |
Three or more family residence | 4,000* | None | None |
Apartment building | Bedrooms per unit: 0: 2,500 sf/unit* 1: 3,000 sf/unit* 2: 3,000 sf/unit* 3: 3,500 sf/unit* | None | None |
Apartments for the elderly | Bedrooms per unit: 0: 1,000 sf/unit* l: 1,500 sf/unit* 2: 2,000 sf/unit* | None | None |
* Does not count area set aside for surface water ponding or wetland protection. | |||
(2) The minimum lot area requirements listed above may be adjusted as follows:
(a) For each garage (parking unit) within or under an apartment building, subtract 400 square feet from the total minimum lot area; and
(b) For each private dwelling unit entrance, subtract 400 square feet form the total minimum lot area.
(3) Setbacks and heights:
Use | Front | Corner Side | Interior Side | Rear | Height |
Three or more family residence | 30 | 25 | 15* | 35 | 35 |
Apartments | 35** | 35** | 35** | 35** | 35 |
Accessory structures | 30 | 25 | 6 | 6 | 16 |
* Add 6 inches for each foot the average height of the building exceeds 15 feet. ** No less than 35 feet or the average height of the building, whichever is greater. | |||||
(4) There shall be a setback of six feet from an alley for all structures.
(5) The minimum distance between buildings when the exterior walls are parallel shall be equal to the height of the exterior wall or 15 feet, whichever is greater. Buildings shall be no closer to one another at any point than 15 feet.
(F) Parking requirements. Parking shall be provided according to the regulations of §§ 151.105 et seq.
(G) Common wall dwellings. Notwithstanding other provisions of § 151.084, one developer may construct two single-family dwellings with a common wall and boundary line on which there may be no building setback from the common boundary, provided:
(1) Each lot shall meet all other setback requirements for a multiple-family dwelling; and
(2) Separate services shall be furnished and provided to each dwelling for sanitary sewer and water.
(H) Accessory buildings. Accessory buildings shall observe the same setback requirements established for the multiple residence building. The City Planning Commission may require common walls for accessory buildings were common walls will eliminate unsightly and hazardous areas.
(I) Required play area. Any multiple-family housing development of 24 or more dwelling units (except housing for the elderly) shall plan for and provide “tot lot” play facilities for pre-school children. The City Parks Department and the City Council shall review and approve such play facilities. Developments immediately adjacent to (not across the street from) public parks having “tot lot” facilities shall be counted as a single project.
(J) Condominiums. Condominiums, as defined and regulated by M.S. Chapter 515, as it may be amended from time to time, shall be considered as “multiple-family dwelling structures” in this chapter and shall be subject to all R-3 District requirements, except as modified by the following.
(1) Approval of condominiums floor plan. The condominium “floor plan” required by M.S. § 515.13, as it may be amended from time to time, shall not be filed with the Registrar of Deeds until the same has been tendered to and approved by the city. A transparency of the “floor plan” shall be given to the city along with a copy of declaration required by M.S. § 515.11, as it may be amended from time to time.
(2) Converting existing structure to condominium use. Where any existing multiple-family dwelling is proposed for conversion to a condominium use:
(a) The proposed condominium use shall comply with all present zoning and building requirements.
(b) A certificate of occupancy for each unit shall be at completion of construction.
(Prior Code, § 151.086) (Ord. 149, passed 3-9-1998)