City of Ranier, Minnesota Unified Land Use Code
Article Three: Zoning Districts
3.01
Zoning Districts Established
For the purposes of this Article, the city is hereby divided into districts, as follows:
Zoning Districts
Name
Historic Town Center
General Commercial
Residential
Industrial
Shoreland Overlay
Floodplain Overlay
3.02
Abbreviation
HTC
C
R
I
SO
FO
Purpose of Districts:
The zoning districts are established for the specific purposes provided below:
3.02.1
HTC Historic Town Center zoning district is established to provide a mixture of
residential and non-residential uses on a neighborhood scale supporting the historic
village center and waterfront. Development within this district shall be compatible
with the unique character of “Old Ranier”. The district is split into three sub-districts
based on predominant development character: Corridor, Downtown, and Residential.
3.02.2
C General Commercial zoning district is established to provide for regional and
community level commercial development at appropriate locations, especially along
primary transportation corridors. Businesses in this district generally depend on good
accessibility, high visibility, and a relatively large volume of passing traffic. Mixed-Use
and multi-family residential uses shall be allowed when located near services,
transportation connections, and are compatible with surrounding properties.
3.02.3
R Residential zoning district is established to provide for a variety of housing types
including single-family detached dwellings, two-family dwellings, and multi-family
dwellings. A limited number of ancillary and supportive non-residential uses may be
allowed where appropriate.
3.02.4
I Industrial zoning district is established to provide for light and general impact
industrial, warehousing, and logistics activities. Certain compatible scientific,
technical, and professional services, contractor shops, and wholesaling establishments
with limited retails sales may be allowed.
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3.02.5
SO Shoreland Overlay zoning district is established to govern the wise development of
shoreland of public waters, thus preserving and enhancing the quality of surface
waters, preserving the economic and natural environmental values of shorelands, and
providing for the wise utilization of water and related land resources in the city.
3.02.6
FO Flood Plain Overlay zoning district is established to govern the wised development
of lands within floodplains thus preserving and enhancing the quality of surface
waters, preserving the economic and natural environmental values of shorelands, and
providing for the wise utilization of water and related land resources in the city.
3.03
Land Use Matrix:
For the purpose of this article, a list of uses is presented in Table3-1: Land Use Matrix.
This table is incorporated into this article generally and into the regulations of each
district, as appropriate, the same as if the uses were listed separately and for each
district. Table 1 identifies three types of uses: uses permitted by right (permitted uses);
conditional uses; and interim uses. There may be additional standards that apply to
specific uses. Those additional standards are cross referenced in the last column of the
use table (use-specific standards).
3.03.1 Permitted uses. Uses specified with a “P” are permitted in the district or districts where
designated, provided that the use complies with all other applicable provisions of this
ordinance. Persons wishing to establish a permitted use shall obtain a land use
certificate for such use as specified in Article two of this ordinance.
3.03.2 Conditional uses. Uses specified with a “C” are allowed as a conditional use in the
district or districts where designated, provided that the use complies with all other
applicable provisions of this ordinance. Persons wishing to establish or expand a
conditional use shall obtain a conditional use permit for such use as specified in Article
two of this ordinance.
3.03.3 Prohibited uses. Any use not listed as either “P” (permitted) or “C” (conditional) in a
particular district or any use not determined by the Land Use Administrator to be
substantially similar to a use listed as permitted or conditional shall be prohibited in that
district.
3.03.4 Substantially similar uses. Whenever an application contains a use not included in this
ordinance, the Land Use Administrator, after consulting with the Mayor and Chair of the
Planning Commission, shall issue a statement of clarification, finding that the use either
is substantially similar in character and impact to a use regulated herein or that the use
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is not sufficiently similar to any other use regulated in this ordinance. Such statement of
clarification shall include the findings that led to such conclusion and shall be filed in the
office of the Land Use Administrator. If said use is not sufficiently similar to any other
use regulated in this ordinance, the use shall be prohibited.
3.03.4.1 Substantially similar uses. Whenever an application contains a use not included
in this ordinance, the Land Use Administrator, after consulting with the Mayor
and Chair of the Planning Commission, shall issue a statement of clarification,
finding that the use either is substantially similar in character and impact to a
use regulated herein or that the use is not sufficiently similar to any other use
regulated in this ordinance. Such statement of clarification shall include the
findings that led to such conclusion and shall be filed in the office of the Land
Use Administrator. If said use is not sufficiently similar to any other use
regulated in this ordinance, the use shall be prohibited.
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3.04
Dimensional Standards:
For the purpose of this article, a list of dimensional standards is presented in Table 3-2:
Zoning Schedule. This table is incorporated into this article generally and into the
regulations of each district, as appropriate, the same as if the uses were listed
separately and for each district. Table 2 identifies standards for lot size, lot coverage,
required yards (setbacks), building design standards, and building height.
3.05
Shoreland and Floodplain Overlay Regulations:
Lands located wholly or partially within a designated shoreland or floodplain shall
comply with the provisions of the appropriate overlay district in addition to the
requirements of the underlying zoning district. Where provisions of this district are
more restrictive they shall apply, where provisions of an underlying district are more
restrictive, they shall apply.
3.06
Historic Town Center Design Standards
3.06.1 Location: New, non-residential, mixed-use, and multi-residential uses shall be restricted
to the Corridor and Downtown sub-districts, except for bed and breakfast inns and
home occupations otherwise allowed by this ordinance.
3.06.2 Design standards: Building and site design standards are established for non-residential,
mixed-use, and multi-residential uses to preserve the character of “Old Ranier”,
enhance it as the center of the community and encourage retail, services, residential,
and civic uses that are compatible with the scale and character of the town center.
3.06.2.1 Scale of construction: The scale of new construction shall be consistent with
that of surrounding buildings. Specifically, buildings shall not exceed the
average façade length or area (height times length) of buildings within 200
feet by more than 50%, except by conditional use. Building orientation,
height to width ratio, and placement of door and window openings should be
proportional to those of surrounding storefront buildings, where present.
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3.06.2.2 Compatibility with building form: New development, additions, or
redevelopment shall relate to the design of building form standards in the
HTC district identified in this ordinance in scale and character. This can be
achieved by maintaining similar setbacks, facade divisions, roof lines, rhythm
and proportions of openings, building materials and colors. Historic
architectural styles need not be replicated.
3.06.2.3 Frontage:
a. A build-to line is established at the front property line. At least 65 percent of
the front façade must be located at the build-to line. The remainder of the
façade may be recessed to allow for entry features, outdoor eating areas,
courtyards and similar features.
b. Buildings shall be placed at or close to the sidewalk to the extent practical. At
intersections, buildings shall “hold the corner,” that is, have front and side
facades aligned at or near the sidewalks of both streets. Where there is no
sidewalk the building should be placed at or close to the line where a
sidewalk or shared use path would be.
c. Where at least 50 percent of a block’s frontage is developed with principal
structures, the front yard setback for new structures shall equal the average
setback of the existing structures, except that any structure set back 20
percent more or less than the average may be discounted from the formula.
3.06.2.4 Side and Rear Yards
a. Side yards are required only in cases where nonresidential or mixed-use
buildings abut residential lots. In these cases, the minimum side yard shall be
that required in the adjacent residential sub-district.
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b. Rear yards are required only in cases where nonresidential or mixed-use
buildings abutting the rear or side yards of residential lots. In such cases, the
minimum rear yard shall be 10 percent of lot depth.
3.06.2.5 Accessory Buildings: Detached accessory buildings must utilize similar or
compatible materials to the principal structure.
3.06.2.6
Parking Location: Off-street parking is not permitted between the front
façade of a building and the primary street. Parking may be located to the
rear or side of a building, provided that no more than 35 percent of the
lot frontage along the primary street is devoted to parking or drives.
3.06.3 Building Form Types: The City has identified five types of buildings which are illustrative
of the character of the historic town center.
3.06.3.1 Traditional main street. A building characterized by accessibility by
pedestrians; is ideal for personal services, retail, eating and drinking, or office
uses on its ground level; office or residential above, and has transparency or
viewing capacity from the street. May be one or two stories.
3.06.3.2 Waterfront village: A building that has less pedestrian orientation and is
without a storefront. Can be one or more two stories and may be of block
construction. It is ideal for accommodations, multi-residential, and eating
and drinking.
3.06.3.3 Historic workshop: A building characterized by block construction and limited
transparency. It is ideal for the fabrication, display and sale of arts, crafts,
and similar custom products. It is also ideal for repair and maintenance
services.
3.06.3.4 Cottage commercial: A transitional building blending into the residential
character of the area. Residential in character but commercial in use. Ideal
for retail, bed and breakfast inns, personal services, or workshop of an artist
or craftsman.
3.06.3.5 Iconic: A building characterized by its use and is unique in its appearance.
Ideal for assembly centers for community, cultural, civic, educational or
governmental use. They are also ideal for mixed use retail and services.
3.07
Official Zoning Map
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3.07.1: The locations and boundaries of the zoning districts established by this ordinance shall be set
forth on the official zoning map, to be maintained by the Land Use Administrator. The official zoning
map is incorporated herein by reference.
3.07.2 Interpretation of district boundaries: The following rules shall be used to determine the precise
location of any zoning district boundary, as shown on the official zoning map:
3.07.2.1 Boundaries shown as following or approximately following the municipal limits shall
be construed as following such limits.
3.07.2.2 Boundaries shown as following or approximately following streets shall be
construed to follow the centerlines of such streets.
3.07.2.3 Boundary lines that follow or approximately follow platted lot lines or other
property lines as shown on the zoning map shall be construed as following such
lines.
3.07.2.4 Boundaries shown as following or approximately following section lines, half-section
lines, or quarter-section lines shall be construed as following such lines.
3.07.2.5 Boundaries shown as following or approximately following railroad lines shall be
construed to lie midway between the main tracks of such railroad lines.
3.07.2.6 Boundaries shown as following or approximately following shorelines of any lakes
shall be construed to follow the mean high water line of such lakes, and, in the
event of change in the ordinary high water line, shall be construed as moving with
the actual mean high water line.
3.07.2.7 Boundaries shown as following, or approximately following, the centerlines of
streams, rivers, or other continuously flowing watercourses shall be construed as
following the channel centerline of such watercourses taken at mean low water,
and, in the event of a natural change in the location of such streams, rivers, or other
watercourses, the zoning district boundary shall be construed as moving with the
channel centerline.
3.07.2.8 Boundaries shown as separated from, and parallel or approximately parallel to, any
of the features listed in numbers (1) through (7) above shall be construed to be
parallel to such features and at such distances therefrom as shown on the zoning
map.
3.07.2.9 Appeals concerning the exact location of zoning district boundary lines shall be
made to the Planning Commission and City Council.
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3.07.3 Property within two or more zoning districts: Where a single parcel of land is bisected by one (1)
or more zoning district boundary lines, land in the more restrictive district shall not be included as a part
of the required yards or minimum lot area for any structures or uses not allowed in said district.
3.07.4 Designation of annexed property: Annexed property shall be considered as being in the same
district classification as that adjoining the area to be annexed, unless special action is taken at the time
of annexation to designate it otherwise.
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