Adaptive reuse.
Minneapolis Code of Ordinances § 545.40
in effect545.40. - 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)
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_ARTIPRUS_545.40ADREFetched: 11/2/2026