Land of 10,000 square feet or more anywhere in Minneapolis can be approved for an "intentional community cluster development" that makes much lower-cost housing legal, so that's ideally the land Gertrude Brown Community Land Trust is looking to find. (This is a zoning rule unique to Minneapolis, we think.)
Such land is available very cheaply—$20,000—if we apply for it through a city redevelopment program, but we would need an entire plan, construction developers, and financing lined up first. Also, the city may deny our proposal regardless, so we are looking for land directly available for purchase.
Given the intolerable treatment of unhoused people who dare to try to survive on any scrap of land in Minneapolis, a few of us are seriously looking at buying some land, forming a community land trust, and putting people on it right away. We would then be building a legal intentional community (on a lot over 10,000 square feet, which is two small-medium lots, can get zoning approval for "intentional community cluster development" where the accessory units don't need utilities hooked up).
Minneapolis zoning code makes provision for putting 30 individual units on 10,000 square feet as a cluster development for an intentional community,
particularly well-suited for cooperative living.
"Intentional community" is permitted, "P", across all zoning codes. (Also allowed in "office residence districts"— GBCLT is interested in pursuing an opportunity to buy land in a less residential area, and combine it with a Northside mutual aid hub, which is crucially needed with the close of Aldi, affording a larger coalition for buying and supporting the combined entity.)
Section on "Dwelling unit to be occupied by one family" gives a number of rules for intentional communities… somewhat hard to follow but mostly looks
good especially if we structure as a cooperative.
The findings for the (then-proposed) zoning ordinance that was passed to allow this, while not the zoning itself, is helpful for looking up where the different
rules are scattered in the zoning code.
As written into the zoning laws, there is a 10,000 square foot lot size minimum:
A minimum lot area of six hundred fifty (650) square feet per bed shall be provided in the R1, R1A, R2, and R2B Districts and a minimum lot area of three hundred twenty-five (325) square feet per bed shall be provided in all other districts where intentional community cluster developments are allowed, provided that in no instance shall the minimum lot area be less than ten thousand (10,000) square feet.
Hence why we can have 30 units (10,000 ÷ 325) on a lot of the minimum allowed size.
(Unlike the 1–3 unit property list, the 4+ unit property list does not have zoning listed, so we believe that it is in that "other districts" category
of 325 square feet of lot per bed rather than 650.)
Minneapolis' zoning ordinances define "cluster development" and "intentional community" separately, and then put them together to define "intentional community cluster development".
Cluster development. A unified development of not less than two (2) dwelling units or rooming units, either attached or detached, in which one (1) or more principal buildings are grouped together in order to preserve common space for the benefit of the residents of the development. Cluster development allows flexibility in the location of residential structures and the size of individual lots in order to encourage a variety of housing types and the efficient use of land. Rooming units shall only be allowed as generally allowed for congregate living uses.
Intentional community. A group of two (2) or more persons living together as a single household, sharing in the management of resources and household expenses, that meets the requirements of Chapter 244, Housing Maintenance Code. An intentional community shall share an entire dwelling unit and may not function as a rooming house unless it is part of an intentional community cluster development.
Intentional community cluster development. An establishment operated by a non-profit organization, government agency, or healthcare agency, which includes dwelling units or rooming units and a common building with shared facilities.
For that last one we would be aiming to be a non-profit cooperative, or a non-profit with cooperative governance like CLCLT.
"Cluster development" is listed as conditional across all zoning.
Here is most of the stuff specific to intentional community cluster developments, as a provision within the "Cluster development" section of Chapter 536 Specific Development Standards:
Notwithstanding any provision to the contrary, intentional community cluster developments shall be subject to the following additional development standards. Where these standards conflict with the standards above, the more specific standards below shall apply to intentional community cluster developments.
a. Intentional community cluster developments shall be allowed as a conditional use in any zoning district where both cluster developments and intentional communities are allowed. In any zoning district where one of the uses is not allowed, intentional community cluster developments shall not be allowed.
b. All units in an intentional community cluster development shall be subject to site plan review standards for any building or use containing four (4) or more new additional dwelling units or rooming units.
c. An intentional community cluster development that includes rooming units without kitchens or restrooms shall provide a common building on the same zoning lot that provides a shared kitchen, toilets, showers, and gathering space. The common building shall be the nearest structure to the front lot line and shall not count toward the common space requirement for cluster developments. Safe and convenient pedestrian access shall be provided to the common building for dwellings and rooming units not adjoining such space. Such access shall not exceed two hundred (200) feet as measured from the door of each unit within the development.
d. Where required, the common building shall have a minimum gross floor area of five hundred (500) square feet and a minimum width of eighteen (18) feet.
e. The minimum gross floor area and minimum width of an individual dwelling unit or rooming unit in an intentional community cluster development shall be as approved by the conditional use permit authorizing the use, subject to requirements in the building code.
f. A minimum lot area of six hundred fifty (650) square feet per bed shall be provided in the R1, R1A, R2, and R2B Districts and a minimum lot area of three hundred twenty-five (325) square feet per bed shall be provided in all other districts where intentional community cluster developments are allowed, provided that in no instance shall the minimum lot area be less than ten thousand (10,000) square feet.
g. The operator shall submit a management plan for the facility and a floor plan and site plan showing sleeping areas, emergency exits, bathing and restrooms, storage, security, and crime prevention through environmental design.
h. Intentional community cluster developments shall not be required to provide off-street vehicle parking or loading. One (1) bicycle parking space per four (4) beds shall be provided. Not less than ninety (90) percent of the required bicycle parking shall meet the standards for long term bicycle parking.
i. Sufficient storage shall be provided for each dwelling unit or rooming unit. Such storage shall be separate and distinct from the habitable area of the units to prevent outdoor storage of personal belongings.
j. Intentional community cluster developments may include manufactured or prefabricated structures as approved or permitted by the building code.
k. Except for minimum lot area, the city planning commission may approve alternatives to requirements for intentional community cluster developments where strict adherence is impractical because of site location or conditions and the proposed alternative meets the intent of the requirements.
As was made explicit above, intentional communities are listed under parking maximum, but as reported and as evidenced by absence, Minneapolis has no
parking minimums so we need not use any space for a driveway.
