Minneapolis Code of Ordinances § 545.10 Purpose.
545.10. - Purpose.
This article describes the classification and regulation of principal uses.
PRINCIPAL USES
Minneapolis Code of Ordinances tit. 20, ch. 545, art. I
in effectMinneapolis Code of Ordinances § 545.20 Use table description.
545.20. - Use table description.
(a) Generally. Table 545-1, Uses Allowed, identifies the principal uses allowed in the primary zoning districts. Sections 545.110 through 545.160 include descriptions of use groups and use categories listed in the table. A use may be determined to be within a use category if not listed specifically in the table of allowed uses and if not determined to be within another general use category. The determination of whether a particular use is included within a use category shall be made by the zoning administrator.
(b) Permitted uses. Uses specified with a "P" are permitted as of right 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 zoning permit for such use as specified in Chapter 525, Administration and Procedures.
(c) 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 Chapter 525, Administration and Procedures.
(d) Maximum gross floor area of specific uses. The number preceding a "P" or "C" in the use table indicates the maximum gross floor area for that use in that district in multiples of one thousand (1,000) square feet. For example, a use identified with a "10P" means the use is permitted in that district and is allowed a maximum gross floor area of ten thousand (10,000) square feet. These limits apply to individual uses, including individual uses within shopping centers. In the residential mixed-use districts, floor area limits shall apply to the entire shopping center.
(e) Mixed-use buildings. An asterisk "*" following a "P" or "C" in the use table indicates that the use is only permitted in a mixed-use building. In the RM1 District, the building shall also contain a residential use or uses.
(f) Use groups and use categories. Use groups and use categories are described in this chapter and are accompanied by examples and exceptions. Certain specific uses are enumerated in the use table for two reasons: (1) the districts where the specific use is allowed are different from other uses in the use category; and/or (2) the use is subject to specific use standards that are in addition to use standards applicable to other uses in the same use category. In these situations, the use category includes the reference "except as noted below" in the table below.
(g) Prohibited uses. Any use not listed as either "P" (permitted) or "C" (conditional) in a particular district, or any use that the zoning administrator determines does not fit within a use category allowed in a zoning district and that is not substantially similar to a use listed as permitted or conditional, shall be prohibited in that district.
(h) Uses existing on the effective date of this ordinance. A use that is classified as permitted or conditional on the effective date of the ordinance shall not be expanded beyond the boundaries of the existing zoning lot. Such use may be expanded or reconstructed on the existing zoning lot in accordance with the regulations of the zoning district.
(i) Use standard. Permitted and conditional uses specified with an "X" under the Use Standard column indicate that all uses within a use category are subject to the broader use category standards in Article II of this chapter. Permitted and conditional uses specified with a "+" indicate that a specific use is subject to the specific use standards in Article II of this chapter. Where both an "X" and a "+" appear, the specific use is subject to use standards applicable to the broader use category as well as the standards applicable to the specific use.
(Ord. No. 2025-023, § 28, 5-15-2025)
Minneapolis Code of Ordinances § 545.30 Planned unit developments.
545.30. - Planned unit developments.
Planned unit developments are a conditional use in all zoning districts except the UN1 Urban Neighborhood District. Any use allowed in the zoning district in which the planned unit development is located may be included within a planned unit development. Additional provisions governing uses allowed within a planned unit development are provided in sections 550.1070, 550.1080, 550.1090, and 550.1100. A planned unit development shall conform to the standards of Chapter 550, Article VII, Planned Unit Development.
Minneapolis Code of Ordinances § 545.40 Adaptive reuse.
545.40. - Adaptive reuse.
(a) In general. Notwithstanding Table 545-1, Uses Allowed, or other applicable provisions, additional uses authorized by this section may be allowed in existing principal structures, originally constructed for nonresidential use before the effective date of this ordinance in the urban neighborhood districts and the RM1 Residence Goods and Services District. For the purpose of this section, a principal structure originally constructed for nonresidential use includes those constructed as a mixed-use commercial storefront and residential building. Additional authorized uses shall comply with all applicable use standards and built form overlay district standards, unless otherwise provided in this section.
(b) UN1 District. In the UN1 District, additional authorized uses shall be limited to the following and shall only be allowed by conditional use permit unless otherwise indicated:
(1) Permitted and conditional uses allowed in the UN1 District that do not comply with the minimum lot dimension requirements of Chapter 540, Built Form Overlay Districts. Permitted uses shall not require a conditional use permit.
(2) Child care center, when the building is not currently being used for a nonresidential use or nursing home as required by the child care center use standards, shall be a permitted use.
(3) Residential uses allowed in the UN2 District that are not allowed in the UN1 District. Minimum lot dimension requirements shall not apply provided the lot area shall not be reduced below nine thousand (9,000) square feet or reduced further if less than nine thousand (9,000) square feet.
(4) The following nonresidential uses provided the individual size of each of these nonresidential uses shall not exceed five thousand (5,000) square feet, except as authorized by section 545.40(g):
a. Art gallery.
b. Art studio.
c. Clinic, medical or dental.
d. Community provisions facility.
e. Convent, monastery, or religious retreat center.
f. Grocery store.
g. Offices.
Minimum lot dimension requirements shall not apply to these nonresidential uses provided the lot area shall not be reduced below nine thousand (9,000) square feet or reduced further if less than nine thousand (9,000) square feet.
(5) Dwellings with one (1) to three (3) units as part of a mixed-use building are permitted.
(6) Planned unit development, subject to the requirements of Chapter 550, Article VII. Planning Unit Development. Where required, a separate conditional use permit application and findings shall be submitted for the additional authorized uses as a part of the planned unit development review.
(c) UN2 District. In the UN2 District, additional authorized uses shall be limited to the following and shall only be allowed by conditional use permit unless otherwise indicated:
(1) Permitted and conditional uses allowed in the UN2 District that do not comply with the minimum lot dimension requirements of Chapter 540, Built Form Overlay Districts. Permitted uses shall not require a conditional use permit.
(2) Child care center, when the building is not currently being used for a nonresidential use or nursing home as required by the child care center use standards, shall be a permitted use.
(3) Residential uses allowed in the UN3 District that are not allowed in the UN2 District. Minimum lot dimension requirements shall not apply provided the lot area shall not be reduced below five thousand (5,000) square feet.
(4) The following nonresidential uses provided the individual size of each of these nonresidential uses shall not exceed five thousand (5,000) square feet, except as authorized by section 545.40(g):
a. Art gallery.
b. Art studio.
c. Clinic, medical or dental.
d. Community provisions facility.
e. Convent, monastery or religious retreat center.
f. Grocery store.
g. Offices.
Minimum lot dimension requirements shall not apply to these nonresidential uses provided the lot area shall not be reduced below five thousand (5,000) square feet.
(5) Dwellings with one (1) to three (3) units as part of a mixed-use building are permitted.
(d) UN3 District. In the UN3 District, additional authorized uses shall be limited to the following and shall only be allowed by conditional use permit unless otherwise indicated:
(1) Permitted and conditional uses allowed in the UN3 District that do not comply with the minimum lot dimension requirements of Chapter 540, Built Form Overlay Districts. Permitted uses shall not require a conditional use permit.
(2) Child care center, when the building is not currently being used for a nonresidential use or nursing home as required by the child care center use standards, shall be a permitted use.
(3) The following nonresidential uses provided the individual size of each of these nonresidential uses shall not exceed five thousand (5,000) square feet, except as authorized by section 545.40(g):
a. Art gallery.
b. Art studio.
c. Clinic, medical or dental.
d. Community provisions facility.
e. Convent, monastery or religious retreat center.
f. Grocery store.
g. Offices.
Minimum lot dimension requirements shall not apply to these nonresidential uses provided the lot area shall not be reduced below five thousand (5,000) square feet.
(4) Dwellings with one (1) to three (3) units as part of a mixed-use building are permitted.
(e) RM1 District. In the RM1 District, allowed commercial uses may be exempted from the use standards requiring that such uses are located in a residential mixed-use building, provided the building complies with subpart (f) below.
(f) Expansions. Expansions of such existing principal structures may be allowed provided the gross floor area is not increased by more than twenty (20) percent or one thousand (1,000) square feet, whichever is greater, from the time the conditional use is approved and the resulting floor area ratio complies with the built form overlay district requirement. This expansion limit shall not apply when uses allowed in Table 545-1, Uses Allowed, for the applicable district occupy at least fifty (50) percent of the gross floor area of the building.
(g) Increased nonresidential floor area. In considering an increase in the maximum size of nonresidential uses in sections (b), (c), and (d) above, the city planning commission shall find that the potential off-site impacts to surrounding residential properties are comparable to other nonresidential uses of a similar size that are allowed in the primary zoning district pursuant to Table 545-1, Uses Allowed. In determining potential off-site impacts, the city planning commission shall consider but not be limited to the following factors for the proposed use:
(1) Nature of the use including, but not limited to, operations that produce noise or other adverse off-site impacts.
(2) Hours of operation.
(3) Number of employees.
(4) Motor vehicle traffic generation including, but not limited to, delivery truck size, location, frequency, and time of day of loading operations.
(h) Cluster developments. Such existing principal structures may be incorporated into a larger cluster development, subject to the following standards:
(1) Additional authorized uses are only allowed in the existing principal structure, originally constructed for nonresidential purposes.
(2) The cluster development shall comply with the floor area ratio requirement of the built form overlay district in Table 540-3, Maximum Floor Area Ratio for Cluster Developments.
(3) The cluster development shall comply with the requirements of Chapter 550, Article VIII, Cluster Development Standards, except the planning commission may authorize exceptions to section 550.1310(3), Development Standards for All Cluster Developments, for the existing principal structure, originally constructed for nonresidential purposes, through the conditional use permit.
(4) Where required, a separate conditional use permit application and findings shall be submitted for the additional authorized uses as a part of the cluster development review.
(i) Common lot developments. Such existing principal structures may be incorporated into a common lot development, provided all uses within the development are residential.
(Ord. No. 2025-023, § 29, 5-15-2025)
Minneapolis Code of Ordinances § 545.50 Use groups, use categories, and specific uses.
545.50. - Use groups, use categories, and specific uses.
(a) In general. The zoning code classifies principal land uses into use groups, use categories, and specific uses.
(b) Use groups. Uses are encompassed within six (6) use groups based on the following type of activity:
(1) Commercial.
(2) Institutional and Civic.
(3) Production.
(4) Public Services and Utilities.
(5) Residential.
(6) Transportation, Vehicle Services, and Parking.
(c) Use categories. Each use group is further divided into more specific use categories. Use categories classify principal uses based on certain common characteristics. Uses within a particular use category are not necessarily allowed in the same zoning districts.
(d) Specific uses. Within use categories, certain specific uses are listed, particularly where they are identified for more detailed standards that may differ from other uses in the same use category.
Figure 545-1 Example of Format and Hierarchy of Use Groups, Use Categories, and Specific Uses
[image omitted; see the official code]
Minneapolis Code of Ordinances § 545.60 Descriptions and characteristics of use groups and use categories.
545.60. - Descriptions and characteristics of use groups and use categories.
This article includes descriptions and the characteristics of each use group and use category. This provides a framework for classifying uses when determining whether they are allowed in a particular zoning district, and which standards are applicable.
Minneapolis Code of Ordinances § 545.70 Use determinations.
545.70. - Use determinations.
When a specific use is not referenced within the use table or within the descriptions and examples provided in this article, the zoning administrator shall make a determination about whether the use fits in a use category or is substantially similar in character and impact to a use regulated herein. If a use is determined to not fit within a use category and is not substantially similar to any other use regulated in the zoning ordinance, the use shall be prohibited. The public may request a written statement of clarification that includes the findings that lead to the zoning administrator's conclusion.
Minneapolis Code of Ordinances § 545.80 Prohibited uses.
545.80. - Prohibited uses.
The zoning ordinance does not list every prohibited use. As referenced in section 545.20 above, a use is prohibited if it is determined by the zoning administrator to not fit within a use category and is not substantially similar to any other use regulated in the zoning ordinance. However, the following uses represent examples of uses that are either prohibited in all zoning districts or may not be newly established in any zoning district in the city:
(1) Drive-through facilities.
(2) Firearms dealers.
(3) Motels.
(4) Pet stores and establishments selling dogs, cats, and rabbits sourced from breeders. Rescued animals may be offered for adoption.
(5) Rooming houses that are not otherwise defined in this ordinance.
(6) High-impact production and processing uses not expressly identified as a conditionally allowed use in Table 545-1.
(7) Post-consumer waste processing uses not expressly identified as a conditionally allowed use in Table 545-1.
(8) Establishments where either a majority of the products available for purchase or a majority of the sales area are dedicated to the sale of animal fur, including clothing and accessory items with animal fur.
Minneapolis Code of Ordinances § 545.90 Overlay districts.
545.90. - Overlay districts.
As described in Chapter 535, Overlay Districts, an overlay district may include regulations that are more restrictive or more permissive than otherwise specified in a primary zoning district on the same property.
Minneapolis Code of Ordinances § 545.100 Use table.
545.100. - Use table.
Table 545-1, Uses Allowed, identifies the principal uses allowed in the primary zoning districts. The letters, numbers, and symbols listed in the table are described in section 545.20.
Table 545-1 Uses Allowed
Uses by GROUP, Category, and Specific use | Zoning Districts | Use Standards
UN1 | UN2 | UN3 | RM1 | RM2 | RM3 | CM1 | CM2 | CM3 | CM4 | DT1 | DT2 | PR1 | PR2 | TR1
COMMERCIAL
Bulk Goods and Heavy Equipment Sales (except as noted below) | P | P | P | X
Landscaping material sales | P | P | X
Commercial Agriculture (except as noted below) | 10P | 10P | P | P | P | P | P | P | P
Farmer's market | 10P | 10P | P | P | P | P | P | P | P | +
Lawn and garden supply store | 10P | 10P | P | P | P | P | P | P | P | +
Market garden | P | P | P | P | P | P | P | P | P | P | P | P | P | +
Urban farm | P | P | +
Commercial Recreation and Assembly (except as noted below) | 5P* | 10P* | 5P | P | P | P | P | P | P | X
Amphitheater | C | C | C | C | C | X+
Convention center, public | P | P | X
Entertainment venue | 5P | 10P | 10P | P | P | P | X
Indoor recreation area | 5P* | 10P* | 5P | P | P | P | P | P | P | X+
Outdoor recreation area | 10P* | 5P | P | P | P | P | P | P | X+
Nightclub | 10P | 10P | 10P | P | P | 10P | X+
Reception or meeting hall | P | P | P | P | P | P | X
Regional sports arena | P | P | X+
Food and Beverages (except as noted below) | 5P* | 5P* | 10P* | 5P | P | P | P | P | P | 10P | 10P | X
Bar | 5P | P | P | P | P | P | 10P | 10P | X
Restaurant | 5P* | 5P* | 10P* | 5P | P | P | P | P | P | 10P | 10P | X+
General Retail Sales and Services (except as noted below) | 5P* | 10P* | 10P* | 10P | P | P | P | P | P | P | X
Animal Boarding | 5P* | 10P* | 10P* | 10P | P | P | P | P | P | P | X+
Cannabis dispensary | P | P | P | P | P | 5P | X+
Dry cleaning | 5P* | 10P* | 10P* | 10P | P | P | P | P | P | P | X+
Funeral home | 5P* | 10P* | 10P* | 10P | P | P | P | P | P | P | X+
Grocery store | 20P* | 20P* | 20P* | 20P | P | P | P | P | P | 40P | 40P | X
Liquor store, off-sale, existing on the effective date of this ordinance | 5P | P | P | P | P | P | 5P | X+
Liquor store, off-sale | P | P | P | P | 5P | X+
Memorial monuments | 5P* | 10P* | 10P* | 10P | P | P | P | P | P | P | X+
Package delivery service, no on-site vehicle fleet | 5P* | 10P* | 10P* | 10P | P | P | P | P | P | P | P | X+
Secondhand goods store | 5P* | 10P* | 10P* | 10P | P | P | P | P | P | P | X+
Shopping center | 5P* | 10P* | 10P* | P | P | P | P | P | P | P | X+
Small engine repair | P | P | X
Tobacco products shop | P | P | P | P | X+
Veterinary clinic | 5P* | 10P* | 10P* | 10P | P | P | P | P | P | P | X+
High-Impact Commercial (except as noted below) | 5C | 5C | 5P
Alternative financial establishment | 5C | 5C | 5P | +
Pawnshop | 5C | 5C | 5P | +
Lodging (except as noted below) | P | P | P | P | P | P | P | P | P
Bed and breakfast home | C | C | C | C | P | P | P | P | P | P | P | P | P | +
Hospitality residence | C | C | P | P | P | P | P | P | P | P | +
Hotel or hostel, 5-20 rooms | P | P | P | P | P | P | P | P | P | +
Hotel or hostel, 21 rooms or more | P | P | P | P | P | P | +
Medical Facilities (except as noted below) | 5P* | P | P | 10P | P | P | P | P | P | P
Blood/plasma collection facility | P | P | P | P | P | P | +
Hospital | C | C | C | +
Medication-assisted treatment site | C | C | C | C | C | C | C | +
Office (except as noted below) | 5P* | P | P | P | P | P | P | P | P | P | P
Contractor's office | P | P | P | P | P | P | P | P | +
Sexually Oriented Uses | 5P | 5P | X
INSTITUTIONAL AND CIVIC
Community Services (except as noted below) | P | P | P | P | P | P | P | P | P | P | P | P | P
Cemetery | C | C | C
Child care center | P | P | P | P | P | P | P | P | P | P | P | P | P | +
Community center | C | C | P | P | P | P | P | P | P | P | P | P | P
Community garden | P | P | P | P | P | P | P | P | P | P | P | P | P | +
Community provisions facility | P | P | P | P | P | P | P | P | +
Developmental achievement center | P | P | P | P | P | P | P | P | P | P | P | P | P | P | +
Educational Facilities (except as noted below) | P | P | P | P | P | P | P | P | P | P | P | P
College or university | C | C | C | +
Educational arts center | P | P | P | P | P | P | P | P | P | P | P | P | +
School, grades K-12 | P | P | P | P | P | P | P | P | P | P | P | P | +
School, vocational or business | C | P | P | P | P | P | P | P
Parks and Public Open Spaces | P | P | P | P | P | P | P | P | P | P | P | P | P | P | P | X
Recreational Facilities (except as noted below) | C | C | C | C | C | C
Athletic field | C | C | C | C | C | C | +
Golf course | C | C | C | C | C | C | +
Social and Cultural Assembly (except as noted below) | P* | P | P | P | P | P | P | P | P | P
Club or lodge | P* | P | P | P | P | P | P | P | P | P | +
Convent, monastery, or religious retreat center | P | P | P | P | P | P | P | P | P | P | +
Religious place of assembly | P | P | P | P | P | P | P | P | P | P | P | P | P | P
PRODUCTION
Lower-Impact Production and Processing (except as noted below) | P | P
Art studio | P | P | P | P | P | P | P | P | P | P | P | +
Brewery or distillery | P | P | P | P | P | P | P | P | +
Cannabis and lower-potency hemp edible manufacturing | P | P | P | P | P | P | P | +
Film, video, and audio production | P | P | P | P | P | P | P | +
Glass, ceramics, and earthenware production, small-scale | P | P | P | P | P | P | P | P | +
Grain mill, small-scale | C | C | P | P | +
Limited production and processing | P | P | P | P | P | P | P | P | +
Research, development, and testing laboratory | P | P | P | P | P | P | P
Moderate-Impact Production and Processing | P
High-Impact Production and Processing (prohibited except as noted below) | X
Crushing and processing of concrete, asphalt, or rock for recycling or disposal | C | X+
Concrete, stone, clay, or tile production | C | X+
Grain elevator or mill | C | X
Metal plating | C | X
Post-Consumer Waste Processing (prohibited except as noted below)
Recycling center | 30P | P | +
Recycling facility | C | +
Waste transfer facility | C | +
Warehousing and Storage (except as noted below) | P | P
Cannabis wholesaler | P | P | +
Contractor's yard | C | P | +
Self-service storage facility | P | P | +
Snow storage site | C | C | +
PUBLIC SERVICES AND UTILITIES
Basic Utilities (except as noted below) | C | C | C | C | C | C | C | C | C | C | C | C | C | C | C
Communication exchange | C | C | C | C | C | C | C | C | C | C
Heating or cooling facility | C | C | C | C | C | C | C | C | C | C | C | C | C | C | +
Passenger transit station | C | C | C | C | C | C | C | C | C | C | P | P | C | C | P
Principal Electricity Generation | C | C | X
Public Safety and Welfare (except as noted below) | C | C | C | C | C | C | C | C | C | C | C | C | C | C | C
Animal shelter | C | C | +
Garage for public vehicles | C | C | C
Mounted patrol stable | C | C | C
Pre-trial detention facility, existing on the effective date of this ordinance | P | P | +
Street and equipment maintenance facility | C | C
RESIDENTIAL
Cluster Development | C | C | C | C | C | C | C | C | C | C | X
Congregate Living (as noted below)
Community correctional facility serving up to thirty-two (32) persons | C | +
Dormitory | C | C | C | +
Emergency shelter | C | C | C | C | C | C | C | C | C | C | C | C | C | C | +
Fraternity or sorority, existing on the effective date of this ordinance | C | C | C | C | C | +
Fraternity or sorority | C | C | C | C | +
Inebriate housing | C | +
Intentional community | P | P | P | P | P | P | P | P | P | P | P | P | C | +
Overnight shelter | C | C | C | C | +
Residential hospice | C | C | C | C | C | C | C | C | C | +
Single room occupancy housing | P | P | P | P | P | P | P | P | P | P | P | C
State credentialed care facility, serving six (6) or fewer persons | P | P | P | P | P | P | P | P | +
State credentialed care facility, serving seven (7) to sixteen (16) persons | C | C | P | C | C | P | C | C | P | P | P | P | +
State credentialed care facility, serving seventeen (17) or greater persons existing on January 1, 2022 | C | C | P | C | C | P | C | C | P | P | P | P | +
State credentialed care facility, serving seventeen (17) or greater persons | P | C | C | P | C | C | P | P | P | P | +
Supportive housing | C | C | C | C | C | C | P | P | C | +
Dwellings (as noted below)
Single-, two- or three-family dwelling | P | P | P | P | P | P | P
Single-, two- or three-family dwelling existing on the effective date of this ordinance | P | P | P | P | P | P | P | P | P | P
One (1) to three (3) dwelling units, as part of a mixed-use building | P | P | P | P | P | P | P | P | P | C
Multiple-family dwelling, four (4) units or more | P | P | P | P | P | P | P | P | P | P | P | C | +
Common lot development | P | P | P | P | P | P | P | P | +
TRANSPORTATION, VEHICLE SERVICES, AND PARKING
Automobile Services (except as noted below) | C | C | C | C | C | X
Automobile repair, major | C | X+
Automobile sales, enclosed | C | C | C | C | X+
Car washes | C | C | C | X+
Electric vehicle charging hubs | C | C | C | C | C | C | C | C | X+
Gas stations existing on the effective date of this ordinance | C | C | C | C | C | C | C | X+
Industrial Transportation Services (except as noted below) | C | C | X
Waste hauler | C | X+
Principal Parking (except as noted below) | C | C | C | C | C | C | C | C | C | X
Off-site parking lots serving multiple-family residential uses and congregate living uses | C | C | C | C | C | C | C | C | C | C | C | C | C | C | C | X
Off-site parking lots serving institutional and civic uses | C | C | C | C | C | C | C | C | C | C | C | C | C | C | C | X
Vehicle Fleet-Oriented Services (except as noted below) | C | X
Horse and carriage assembly/transfer sites | C | C | X+
Rental of trucks, trailers, boats, and recreational vehicles | C | C | X
Vehicle Storage (except as noted below) | C | C | X
Public impound lot | C | C | C | X
(Ord. No. 2024-041, § 1, 10-31-2024; Ord. No. 2025-023, § 30, 5-15-2025)
Minneapolis Code of Ordinances § 545.110 Commercial use group.
545.110. - Commercial use group.
(a) Description and characteristics. The commercial use group includes uses that provide a business service or involve the selling, leasing, or renting of merchandise to the general public.
(b) Use categories. This use group includes the following use categories:
(1) Bulk Goods and Heavy Equipment Sales.
a. Description and characteristics. Uses sell bulk goods and sell or rent heavy equipment to the public and to contractors or other retailers. Uses often support construction and landscaping activity.
b. Examples. Examples of bulk goods and heavy equipment sales include but are not limited to: building material sales, landscaping material sales, sales or rental of heavy equipment.
(2) Commercial Agriculture.
a. Description and characteristics. Uses include the sale of supplies related to the production of agriculture to the public, enclosed or open-air production of consumable agriculture, and enclosed or open-air sale of agricultural products.
b. Examples. Examples of commercial agriculture include but are not limited to: farmer's market, lawn and garden supply store, market garden, and urban farm.
c. Exceptions. Landscaping material sales (wholesale) is a Bulk Goods and Heavy Equipment Sales use.
(3) Commercial Recreation and Assembly.
a. Description and characteristics. Uses are characterized by large gathering spaces, both indoor and outdoor, designed primarily for the purpose of entertainment or recreation.
b. Examples. Examples of commercial recreation and assembly include but are not limited to: amphitheater, convention center (public), entertainment venue, indoor recreation area, outdoor recreation area, nightclub, reception or meeting hall, regional sports arena, sauna, sports and health facility, and theater (indoor).
c. Exceptions. Athletic fields and golf courses are classified as recreational facilities uses.
(4) Food and Beverages.
a. Description and characteristics. Uses sell food and beverages, either produced on site or pre-packaged, direct to the public for consumption both on- and off-site. May include the sale of alcohol, and the presence of live entertainment.
b. Examples. Examples of food and beverages include but are not limited to: bakery, bar, catering, cocktail lounge, coffee shop, restaurant, and tavern.
c. Exceptions.
1. Off-sale liquor stores are classified as a General Retail Sales and Services use.
2. Production bakeries and breweries or distilleries with an accessory retail or taproom component are classified as Production and Processing.
(5) General Retail Sales and Services.
a. Description and characteristics. Uses include the sale of goods and provision of commercial services. Goods and services may be provided for consumption or use on- or off-site and includes direct interaction between business and customer. Uses are open during regular daytime business hours and beyond.
b. Examples. Examples of general retail sales and services include but are not limited to: animal boarding, antiques and collectibles store, art gallery, bank or financial institution, barber shop/beauty salon, bookstore, cannabis delivery service (no on-site vehicle fleet), cannabis transporter (no on-site vehicle fleet), cannabis dispensary, clothing and accessories, drug store, dry cleaning, florist, funeral home, grocery store, hardware store, jewelry store, laundry (self-service), liquor store (off-sale), lower-potency hemp edible retailer, massage and bodywork establishment, office supplies sales and service, package delivery service (no on-site vehicle fleet), performing, visual, or martial arts school, pet supply store, pharmacy, post office, secondhand goods store, small engine repair, shoe repair, shopping center, tailor, tattoo and body piercing, tobacco shop, and veterinary clinic.
c. Exceptions.
1. Alternative financial establishment, exterminating shop, and pawnshop are High-Impact Commercial uses.
2. Commercial laundry is a high-impact production and processing use.
3. Package delivery services that primarily utilize alternatives to commercial vehicles with internal combustion engines, including small vehicles and cargo bicycles, may be considered a General Retail Sales and Services use regardless of whether such vehicles are kept on the site.
4. Facilities engaged primarily in processing, transferring, and transporting mail or packages, particularly without a service that is open to the public, are classified as Vehicle Fleet-Oriented Services.
(6) High-Impact Commercial.
a. Description and characteristics. Uses have a higher potential negative impact on adjacent property than other commercial uses.
b. Examples. Examples of high-impact commercial include but are not limited to: alternative financial establishment, exterminating shop, and pawnshop.
(7) Lodging.
a. Description and characteristics. Uses provide overnight stay accommodations on a non-permanent basis.
b. Examples. Examples of lodging include but are not limited to: bed and breakfast home, hospitality residence, hotel, hostel and motel.
c. Exceptions.
1. Motel is a prohibited use.
2. Short-term rental units are considered dwelling units and are regulated by Chapter 351, Short-Term Hosting Platforms.
3. Congregate living uses are residential uses.
(8) Medical Facilities.
a. Description and characteristics. Uses include those that provide medical services directly to patients on site or produce goods, run tests, and provide services that support medical practices.
b. Examples. Examples of medical facilities include but are not limited to: birth center, blood/plasma collection facility, clinic, hospital, laboratory (medical or dental), and medication-assisted treatment site.
c. Exceptions. A use providing only counseling services is an office use.
(9) Office.
a. Description and characteristics. Office uses are characterized by activities that generally focus on business, government, professional, medical, or financial services and may have customers or clients visit the site on a regular basis.
b. Examples. Examples of office include but are not limited to: contractor's office, and office.
(10) Sexually Oriented Uses.
a. Description and characteristics. Uses are distinguished or characterized by an emphasis on matters or conduct depicting, describing or relating to nudity, sexual conduct, sexual excitement or sadomasochism.
b. Examples. Examples of sexually oriented uses include but are not limited to: adult entertainment center, adults-only bookstore or video store, and adults-only motion picture theater.
c. Exceptions. Massage and bodywork establishment is a General Retail Sales and Services use.
(Ord. No. 2024-041, § 2, 10-31-2024; Ord. No. 2025-023, § 31, 5-15-2025
Minneapolis Code of Ordinances § 545.120 Institutional and Civic use group.
545.120. - Institutional and Civic use group.
(a) Description and characteristics. The Institutional and Civic use group includes nonresidential uses of a public, nonprofit, or charitable nature that provide social, educational, cultural, religious and/or recreational services or amenities.
(b) Use categories. This use group includes the following use categories:
(1) Community services.
a. Description and characteristics. Community Services are nonresidential uses of a public, nonprofit, or charitable nature generally providing a local service to people of the community. Generally, they provide the service on the site or have employees at the site on a regular basis. The service is ongoing, not just for special events. Community centers or facilities that have membership provisions are open to the general public to join at any time, (for instance, any senior citizen could join a senior center). The use may also provide special counseling, education, or training of a public, nonprofit, or charitable nature.
b. Examples. Examples of community services include but are not limited to: botanical gardens, cemeteries, child care centers, community centers, community gardens, community provisions facilities, conservatories, developmental achievement centers, museums, and public libraries.
c. Exceptions.
1. Farmer's markets, lawn and garden supply stores, market gardens, and urban farms are commercial agricultural uses.
2. Sports and health facilities are commercial recreation and assembly uses.
3. Crematoriums, columbariums, and mausoleums are only allowed accessory to a cemetery.
4. Private lodges and clubs are social and cultural assembly uses.
5. Emergency and overnight shelters are residential uses.
6. Public parks.
7. Public safety facilities are public safety and welfare uses.
(2) Educational facilities.
a. Description and characteristics. This category includes public and private schools offering courses of general or specialized study. Colleges and other institutions of higher learning tend to be in campus-like settings or on multiple blocks. This category also includes non-profit learning centers.
b. Examples. Examples of educational facilities include but are not limited to: business schools, colleges, educational arts centers, schools with any K-12 grades, universities, and vocational schools.
c. Exceptions. Performing, visual or martial arts schools are General Retail Sales and Services Uses.
(3) Parks and public open spaces.
a. Description and characteristics. This category includes public parks and privately owned spaces that people are allowed public access to as a principal use and do not charge a fee.
b. Examples. Examples of parks and open spaces include but are not limited to: courtyards, natural areas, plazas or squares, public parks, and sculpture gardens.
c. Exceptions. Similar uses that charge a fee.
(4) Recreational facilities.
a. Description and characteristics. Recreation facilities are uses with outdoor activities occurring in large open areas typically a block or more in size. Recreation facilities are commonly associated with a public park or educational facility but may also include privately owned facilities.
b. Examples. Examples of recreational facilities include, but are not limited to: athletic fields and golf courses.
c. Exceptions. Outdoor recreation areas and regional sports arenas are commercial recreation and assembly uses.
(5) Social and cultural assembly.
a. Description and characteristics. Uses intended to primarily provide meeting areas for social and cultural groups that are not of a commercial nature.
b. Examples. Examples of social and cultural assembly include but are not limited to: clubs or lodges, convents, monasteries, religious places of assembly, and religious retreat centers.
c. Exceptions. Community centers are a community services use.
Minneapolis Code of Ordinances § 545.130 Production use group.
545.130. - Production use group.
(a) Description and characteristics. The Production use group includes uses related to the production, processing, disposal, and storage of goods and materials.
(b) Use categories. This use group includes the following use categories:
(1) Lower-Impact Production and Processing.
a. Description and characteristics. Lower-impact production and processing uses are uses which produce little or no little or no noise, odor, vibration, glare, or other objectionable influences and which have little to no adverse impact on nearby properties. Lower-impact production and processing uses typically involve the production and processing of finished goods and generally do not include the processing of raw materials or the production of primary materials.
b. Examples. Production and processing of the following: electronic components and accessories; finished leather products; finished products made from fabrics; furniture and fixtures; food and beverage products; medical and optical goods and technology; office and commercial equipment; packaging and sorting of finished goods; paper and paperboard products; pharmaceuticals, health, and beauty products; signs, including electronic and neon signs; small consumer goods. Art studio; brewery or distillery; film, video, and audio production; limited production and processing; research, development, and testing laboratory; small-scale glass, ceramics, and earthenware production; small-scale grain mill.
c. Exceptions.
1. Metalworking, pulp, paper, or paperboard mills, printing and publishing, and production and processing of vegetable oil and vinegar are moderate-impact production and processing uses.
2. Grain milling other than small scale, hide tanning, and live slaughter are high-impact production and processing uses.
3. Processes consistent with the description and character of the lower-impact production and processing use category as part of an educational arts center use in compliance with the specific use standards for an educational arts center are an institutional and civic use.
(2) Moderate-Impact Production and Processing.
a. Description and characteristics. Moderate-impact production and processing uses include uses which have the potential to produce greater amounts of noise, odor, vibration, glare, or other objectionable influences than lower-impact production and processing uses and which may have some adverse impact on surrounding properties. Moderate-impact production and processing uses may include more intense industrial processes such as metal working and glass working. Moderate-impact production and processing uses may involve the production or processing of finished goods and may include the production and processing of raw materials or production of primary materials.
b. Examples. Production and processing of the following: electrical equipment such as motors and generators, wiring, and transmission and distribution equipment; fabricated metal products; fabricated plastic and rubber products; glass and glass products, ceramics, and earthenware; gypsum, drywall, and plaster products; latex paints; lumber and wood products, including plywood and other composite wood products; machinery and equipment such as engines and turbines, farm, lawn, and garden equipment, heating, cooling, and refrigeration equipment; metalworking such as stamping, welding, machining, extruding, engraving, grinding, polishing, cleaning, and heat treating; printing and publishing; textiles and fabrics; transportation equipment.
c. Exceptions.
1. Production and processing of tires and inner tubes is a high-impact production and processing use.
2. Metalworking as part of an art studio use in compliance with the specific use standards for an art studio is a lower-impact production and processing use.
3. Metalworking as part of an educational arts center use in compliance with the specific use standards for an educational arts center is an institutional and civic use.
4. Metal plating is a high-impact production and processing use.
(3) High-Impact Production and Processing.
a. Description and characteristics. High-impact production and processing uses include uses which are likely to have a substantial adverse impact on the environment or on surrounding properties and which require special measures and careful site selection to ensure compatibility with the surrounding area. Some high-impact production and processing uses have the potential for significant adverse impact on human health and are thus not appropriate uses for a developed urban environment. High-impact production and processing uses often include processing of raw materials and production of primary materials.
b. Examples. Production and processing of the following: asphalt and asphalt-based products such as shingles; battery manufacture and reprocessing; chemicals and chemical products including ammonia, chlorine, household cleaners, detergent, fertilizer, and industrial and agricultural chemicals; oil-based paints, varnishes, lacquers, and enamels; petroleum and coal products; plastics and synthetic resins and fibers; primary metals, including steelworks, rolling and finishing mills, forge, or foundry; sand and gravel; tanned hides and leather; tires and inner tubes. Commercial laundry; crushing and processing of concrete, asphalt, or rock for recycling or disposal; concrete, stone, clay, or title production; grain elevator or mill; metal plating.
c. Exceptions.
1. Forge or foundry processes that are part of an art studio use in compliance with the specific use standards for an art studio are a lower-impact production and processing use.
2. Forge or foundry processes that are part of an educational arts center use in compliance with the specific use standards for an educational arts center are an institutional and civic use.
(4) Post-Consumer Waste Processing.
a. Description and characteristics. Post-consumer waste processing uses include uses which are related to the transportation, sorting, processing, reuse, or disposal of waste or recovered post-consumer products or materials.
b. Examples. Commercial composting facilities, medical waste processing and disposal, recycling centers, recycling facilities, scrap or salvage yards, sediment treatment or disposal, sewage treatment or disposal, waste transfer or disposal facilities
c. Exceptions.
1. Municipal waste to energy plants are a principal electric generation use.
2. The collection of specific small consumer products, primarily intended for resale or reuse on site with little to no intermediate processing required, is a secondhand goods store use.
3. The collection of specific building materials products or commercial or industrial equipment, primarily intended for resale or reuse on site with little to no intermediate processing required, is a bulk goods and heavy equipment sales use.
4. Battery reprocessing is a high-impact production and processing use.
(5) Warehousing and Storage.
a. Description and characteristics. Warehousing and storage uses include uses which are primarily related to the storage, sorting, packaging, or shipping of goods and materials.
b. Examples. Cannabis wholesaler, contractor's yards, furniture moving and storage, self-service storage facilities, snow storage sites, storage, warehousing, wholesaling, and distribution.
c. Exceptions. Motor vehicle storage lots are a vehicle storage use.
(Ord. No. 2024-041, § 3, 10-31-2024; Ord. No. 2025-023, § 32, 5-15-2025)
Minneapolis Code of Ordinances § 545.140 Public Services and Utilities use group.
545.140. - Public Services and Utilities use group.
(a) Description and characteristics. The Public Services and Utilities use group includes public and quasi-public uses that support or directly provide services related to transportation, water, electricity generation and distribution, communication, and public safety.
(b) Use categories. This use group includes the following use categories:
(1) Basic Utilities.
a. Description and characteristics. Public and quasi-public facilities and services that are located in the area where the service is provided.
b. Examples. Examples of basic utilities include but are not limited to bus turnaround, communication exchange, electric or gas substation, heating or cooling facility, passenger transit station, stormwater retention pond, and water pumping and filtration facility.
c. Exceptions. Fuel storage is prohibited as a principal use.
(2) Principal Electricity Generation.
a. Description and characteristics. A utility use in which power in the form of electricity is produced by wind, solar, or water forces, by conversion of waste, or combustion of raw materials. The production and use of electricity produced from solar energy or other sources of renewable energy as an accessory use is not a power plant use, and the sale of excess energy so produced is not evidence of a power plant use.
b. Examples. Examples of principal electricity generation uses include but are not limited to electricity generation plant, and municipal waste to energy plant.
c. Exceptions.
1. Electricity generation produced by materials combustion, including but not limited to biochar, biomass, coal, natural gas, oil, and waste materials combustion, is prohibited.
2. Nuclear electricity generation is prohibited.
3. Rooftop solar installations are an accessory use, regardless of size.
(3) Public Safety and Welfare.
a. Description and characteristics. Public and quasi-public facilities that have a broad service area and are focused on maintaining public safety and welfare.
b. Examples. Examples of public safety and welfare uses include but are not limited to animal shelter, fire station, garage for public vehicles, mounted patrol stable, police station, pretrial detention facility, and street and equipment maintenance facility.
Minneapolis Code of Ordinances § 545.150 Residential use group.
545.150. - Residential use group.
(a) Description and characteristics. The Residential use group includes living quarters where persons reside on a primarily permanent basis, but also includes housing shelters.
(b) Use categories. This use group includes the following use categories:
(1) Cluster development.
a. Description and characteristics. Integrated developments that may contain one (1) or more principal structures planned and developed under unified ownership or control. Cluster developments may contain one (1) or more residential use, including dwellings and congregate living, and nonresidential uses as authorized in the applicable zoning district.
b. Examples. See the uses described and specified in this section.
c. Exceptions. Common lot and planned unit developments.
(2) Congregate living.
a. Description and characteristics. Uses characterized by residential occupancy by a group of persons who do not constitute a dwelling. These uses may include services such as personal, custodial or home care, meal service, or assistance improving daily living skills. This category also includes uses where residents require supervision or temporary housing.
b. Examples. Examples of congregate living include but are not limited to: board and care home, nursing home, assisted living, community correctional facilities, dormitory, emergency shelter, fraternity, inebriate housing, intentional community, overnight shelter, residential hospice, single room occupancy housing, sorority, state credentialed care facilities, and supportive housing.
c. Exceptions. Hotels, hostels, motels, bed and breakfast homes, and hospitality residences are lodging uses.
(3) Dwellings.
a. Description and characteristics. Buildings, or portion thereof, containing one (1) or more dwelling units, designed or used exclusively for human habitation where each dwelling unit includes facilities for sleeping, eating and bathing for the exclusive use of a single household.
b. Examples. Examples of dwellings include but are not limited to: Common lot developments, multiple-family dwellings with four (4) units or more, and single-, two- or three-family dwellings.
c. Exceptions.
1. Uses containing rooming units.
2. Cluster and planned unit developments.
Minneapolis Code of Ordinances § 545.160 Transportation, Vehicle Services, and Parking use group.
545.160. - Transportation, Vehicle Services, and Parking use group.
(a) Description and characteristics. The Transportation, Vehicle Services, and Parking use group includes the sale, rental, maintenance, storage, and parking of vehicles. It also includes services that rely heavily on fleets of vehicles or trains.
(b) Use categories. This use group includes the following use categories:
(1) Automobile Services.
a. Description and characteristics. Automobile Services provide for the sale, servicing, maintenance, repair, and cleaning of passenger automobiles.
b. Examples. Examples of automobile services include but are not limited to: automobile rental, car washes, electric vehicle charging hubs, enclosed automobile sales, gas stations existing on the effective date of this ordinance, major automobile repair, minor automobile repair, motorized scooter sales, and neighborhood electric vehicle sales.
c. Exceptions.
1. Newly established gas stations are prohibited.
2. Maintenance and repair of commercial vehicles and industrial transportation equipment are Vehicle Fleet-Oriented Services uses.
3. Wholesale automobile dealers, where vehicles are not stored on-site, are considered an office use.
4. Electric vehicle charging hubs will be classified as a principal use only when no other principal use exists on the same zoning lot and the use is intended as a destination specifically for vehicle charging. Principal parking lots that include charging infrastructure are not automatically classified as electric vehicle charging hubs. Electric vehicle charging is an allowed accessory use wherever off-street parking is allowed.
(2) Industrial Transportation Services.
a. Description and characteristics. Industrial Transportation Services include the movement and transfer of freight utilizing trains or large-scale trucks, and the storage of fleets of waste collection vehicles.
b. Examples. Examples of industrial transportation services include but are not limited to: intermodal containerized freight facilities, motor freight terminals, railroad switching yards and freight terminals, railroad rights of way, and waste haulers.
(3) Principal Parking.
a. Description and characteristics. Principal parking includes surface parking lots and parking structures that provide parking primarily for passenger automobiles where the parking is not accessory to a principal use. In addition, a parking lot or parking structure that is the sole or primary use on a zoning lot is classified as a principal parking facility regardless of whether it serves as off-site parking for a specific use or uses. When a parking facility exists on a lot with other principal uses and the number of parking spaces exceeds the property's maximum parking standard and/or appears intended to serve a broader geographic area, the zoning administrator may determine that the parking facility is a principal use.
b. Examples. Principal parking includes but is not limited to: off-site parking lots serving multiple-family residential uses and congregate living uses, off-site parking lots serving institutional and civic uses, principal parking lots, and principal parking structures.
c. Exceptions. Facilities providing longer-term storage of vehicles, such as motor vehicle storage lots, towing services, and impound lots, are classified as Vehicle Storage uses.
(4) Vehicle Fleet-Oriented Services.
a. Description and characteristics. Vehicle Fleet-Oriented Services provide facilities for the dispatching, parking, and/or loading of fleets of commercial vehicles whose primary function is the transportation of goods or people, including facilities where goods are transferred or loaded into commercial vehicles. This use category will include dispatch offices when determined by the zoning administrator that the use is likely to include frequent commercial vehicle traffic or parking. Sales, service, and rental of commercial and recreational vehicles is also included.
b. Examples. Vehicle Fleet-Oriented Services include but are not limited to: ambulance services; bus garages and maintenance facilities; cannabis delivery service with on-site vehicle fleets; cannabis transporter with on-site vehicle fleets; courier and package delivery services with on-site vehicle fleets; horse and carriage assembly/transfer sites; limousine services; sales, service, and rental of trucks, trailers, boats, and recreational vehicles; and taxicab services.
c. Exceptions.
1. Package delivery services primarily dedicated to public pick-up and drop-off will be considered a General Retail Sales and Services use when commercial vehicles are not stored on the site. Package delivery services that primarily utilize alternatives to commercial vehicles with internal combustion engines, including small vehicles and cargo bicycles, may be considered a General Retail Sales and Services use regardless of whether such vehicles are kept on the site.
2. Public post offices operated by the United States Postal Service are a General Retail Sales and Services use. Facilities engaged primarily in processing, transferring, and transporting mail or packages, particularly without a service that is open to the public, are classified as Vehicle Fleet-Oriented Services.
3. Warehouses or other facilities where loading and shipment of vehicles is accessory and incidental to the principal use are not classified as Vehicle Fleet-Oriented Services.
(5) Vehicle Storage.
a. Description and characteristics. Vehicle Storage uses typically provide parking spaces for vehicles on a longer-term basis than parking facilities. They may be indoors or outdoors and may serve multiple types of vehicles, including commercial vehicles and passenger vehicles. Due to the storage function, individual parking spaces for the stored vehicles are typically not designated and vehicles may be parked in tandem without direct access to a drive aisle. A fee is typically charged to store or to retrieve stored vehicles. Vehicles may or may not be in operable condition.
b. Examples. Vehicle Storage uses include but are not limited to: motor vehicle storage lots, public impound lots, and towing services.
c. Exceptions.
1. Self-service storage uses where less than fifty (50) percent of the total square footage of storage space is accessible for vehicle storage are classified as a Warehousing and Storage use within the Production use group.
2. Truck trailer storage, where the motorized cab is often not attached, is classified as a Warehousing and Storage use within the Production use group.
(Ord. No. 2024-041, § 4, 10-31-2024; Ord. No. 2025-023, § 33, 5-15-2025)
Source: City of Minneapolis, Minnesota, Code of Ordinances, City Charter and Park and Recreation Board Code of Ordinances (Municode Library, library.municode.com)URL: https://library.municode.com/mn/minneapolis/codes/code_of_ordinances?nodeId=MICOOR_TIT20ZOCO_CH545USRE_ARTIPRUSFetched: 11/2/2026